RFP Addendum P-08-1213A

P R O C U R E M E N T D I V I S I O N
214 N. Hogan Street, Suite 105 Jacksonville, FL 32202 Phone: 904.255.8830 Fax: 904.255.8837
www.coj.net
Addendum Number: Thirteen (13)

Proposal Number: P-08-12

Title of RFP: Facilities Management Services

Due Date and Time: Wednesday, May 16, 2012, 2:00 p.m.

This addendum is issued for the information of proposers on the above titled project.

This addendum will take precedent over the original RFP should there be any discrepancies noted.

Please see attached regarding modifications to the RFP.

Alex Baker, Specialist
Professional Services

Gregory Pease, Chief
Procurement Division
Date: May 9, 2012
ACKNOWLEDGE RECEIPT BY RETURN OF SIGNED COPY WITH PROPOSAL.

_______________________________________
Proposers Signature

________________________________________
Title

________________________________________
Company Name

_______________________________________
Date

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FACILITIES MANAGEMENT SERVICES
RFP # P-08-12

ADDENDUM #13

RFP P-12-08 is amended as provided herein:

SECTION 1: GENERAL INFORMATION:

Section 1.2 Minimum Requirements/Qualifications for Managers The first bullet in
subsection b) is deleted in its entirety and replaced with the following:

b) Has successfully managed at least:

One (1) professional football stadium facility in the past three (3) years or has
managed an equivalent professional sports facility outside the United States
seating in excess of 50,000 persons with significant premium areas such as
suites and clubs (the International Sports Facility) in the past three (3) years.
When responding to the NFL questions below, provide/include NFL experience if
available, plus any comparable information for the International Sports Facility.
Proposers are also directed to, and must meet the requirements set forth in
section 12 (particularly section 12.a.) of the Amendment and Restatement of
Agreement for 2010-2016, dated September 1, 2010, among the City of
Jacksonville, The University Athletic Association, Inc., and The University of
Georgia Athletic Association, Inc. (for the Florida vs. Georgia/Georgia vs. Florida
Games), relating to the requirements and qualifications of the stadium manager
required by the universities set forth in this Agreement.
Section 1.3 Term of Contract; Transition Period. This section is deleted in its
entirety and replaced with the following:

The initial term of the contract resulting from this RFP is expected to commence on
the contract effective date (on or after July 1, 2012) and expire March 31, 2017;
however, commencing March 31, 2015 in this Initial Term, the City shall have the
right to terminate this Agreement, with or without cause, and without penalty upon no
less than ninety (90) days prior written notice. The City anticipates having a
transition period preceding the contract services commencement date until the date
the Manager takes over the operations and management of the Facilities;
accordingly, the contract will incorporate transition plans and the services
commencement date(s) for each Facility. During this period, the Manager will be
expected to work with the City and any third parties who currently manage a Facility
to ensure a smooth and orderly transition of services as of the services
commencement date. The City shall have the option of extending said contract on
the same terms and conditions for two (2) potential renewal periods. The first
potential renewal period is an additional three (3) years, and the second and last
renewal period is an additional two (2) years, with each potential renewal term being
based on upon satisfactory performance by the Manager. In each event, such
renewal shall be effectuated by the Citys providing a minimum of ninety (90) days
prior written notice to the Manager of such renewal. Commencing with each renewal
term, if any, the City will have the unilateral right to terminate the contract for
convenience upon a minimum of ninety (90) days prior written notice to Manager.

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Notwithstanding the foregoing, any nonrenewal or any early termination must be
mutually agreed upon by the City and Jacksonville Jaguars, LLC (JJL or Jaguars)
with respect to EverBank Field, as set forth in Section 9 of the Initial Lease.

Section 1.4 Documents Available for Inspection. Please also see attached HOK
Facility Assessment dated February 16, 2007.
SECTION 2: RFP INSTRUCTIONS:
Section 2.5 Evaluation of Responses. Subsection E of Section 2.5 is deleted in its
E. The selection of a Manager for EverBank Field will be subject to the mutual
agreement with Jacksonville Jaguars, LLC (JJL or Jaguars), as set forth in section 9
of the Initial Lease dated September, 1993. Further, the contract will set forth terms and
conditions mutually acceptable to the City and JJL, pursuant to section 9 of the City and
JJLs agreement dated September, 1993. The Citys selection process will consist of the
Citys procedures set forth in Chapter 126, Part 3, Ordinance Code. JJL will separately
and concurrently review the proposals and advise the City of the firm JJL recommends
be selected concerning EverBank Field. The City will then proceed with its ranking,
selection and contract negotiations (including any termination of contract negotiations
and proceeding to contract negotiations with the next firm subject to JJLs agreement). If
the City and JJL do not agree at any stage during this RFP process (including without
limitation committee ranking and Mayor selection, and contract negotiations), then this
RFP shall be terminated and no contract shall be awarded. JJL shall be entitled to, and
shall, notify the City in writing if JJL disagrees at any time with the Citys decisions during
this RFP (including but not limited to, committee ranking and Mayor selection, contract
negotiations, and contract execution). The City shall provide JJL at least five (5) days
prior written notice of its determination to execute a contract resulting from this RFP.
Section 2.9 Ex Parte Communications. Section 2.9 is amended to add the following at
the end of the section:
Effective with the date of this Addendum #13, the ex parte communications provisions
set forth in this section 2.9 will include Jacksonville Jaguars, LLC, to the same extent as
set forth for the City.
SECTION 3:
TERMS AND CONDITIONS OF CONTRACT
GENERAL CONDITIONS

Section 1.1 Initial Term is deleted in its entirety and replaced with the following:

1.1 Initial Term. The initial term of the contract resulting from this RFP is
expected to commence on the contract effective date (on or after July 1, 2012) and
expire at 11:59 pm on March 31, 2017 unless sooner terminated in accordance with the
terms hereof. Notwithstanding the foregoing; however, commencing March 31, 2015 in
this Initial Term, the City shall have the right to terminate this Agreement, with or without
cause, and without penalty upon no less than ninety (90) days prior written notice. The
City anticipates having a transition period preceding the contract services
commencement date until the date the Manager takes over the operations and
management of the Facilities; accordingly, the contract will incorporate transition plans

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and the services commencement date(s) for each Facility. During this period, the
Manager will be expected to work with the City and any third parties who currently
manage a Facility to ensure a smooth and orderly transition of services as of the
services commencement date. Notwithstanding the foregoing, any early termination of
the Initial Term must be mutually agreed upon by the City and Jacksonville Jaguars, LLC
(JJL) with respect to EverBank Field.

Section 1.2 Renewals is deleted in its entirety and replaced with the following:

1.2 Renewals. The City shall have the unilateral option of extending the
Contract on the same terms and conditions for two (2) potential renewal terms; provided
that no renewal term shall be effective regarding EverBank Field unless JJL has
provided its reasonable consent thereto. The first potential renewal term is three (3)
years, and the second and last potential renewal term is two (2) years, with each
potential renewal term being based on upon satisfactory performance by the Manager.
In each event, such renewal shall be effectuated by the Citys providing to Manager a
minimum of ninety (90) days prior written notice of such renewal. Effective as of the first
renewal term and second renewal term, if any, the City will have the unilateral right to
terminate the Contract for convenience upon a minimum of ninety (90) days prior written
notice to Manager. If the Contract is terminated for convenience as provided herein, City
will be relieved of all further obligations other than payment for that amount of Services
actually performed to the date of termination. Access to any and all work papers will be
provided to City after the termination of the Contract. The parties understand and agree
that Manager shall not have a reciprocal right to terminate the Contract for convenience;
it being understood that Citys payment for Services forms the consideration for Manager
not having this right. In the event of Citys termination for convenience, City (in its sole
discretion) may also require Manager to provide the Transition Assistance as set forth in
the description of the Services. Notwithstanding the foregoing, any nonrenewal or any
early termination shall not be effective unless mutually agreed upon by the City and JJL
with respect to EverBank Field.

Section 1.3 Procedures Upon Termination, subsection a. is deleted in its entirety and
replaced with the following:

a. Surrender and deliver to City (or JJL or any other facility tenants as
applicable), the Facilities and all equipment, supplies, manuals, and inventories
that are the property of City (or JJL or any other facility tenants as applicable) or
that have been purchased with operating revenues or from funds made available
by City, and records, including all books of account relating to the operation of
the Facilities, escrow accounts and inventories which are the property of City, as
received, normal wear and tear excepted, and City shall simultaneously make all
payments due to Manager as set forth in the Contract.

Section 2.1 Ownership of Real Property is deleted in its entirety and replaced with the
following:

2.1 Ownership of Real Property. The ownership of buildings and real estate,
technical and office equipment and Facilities, furniture, displays, fixtures and similar
property which are owned by City (or JJL or any other facility tenants as applicable)
shall be and remain the sole property of City (or JJL or any other facility tenants as
applicable). Property rights will not accrue to Manager. Any computer software which is

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designed either by City or Manager, or both, specifically for use in regard to the Facilities
will be and remain the sole property of City.

Section 2.2 Ownership of Tangible Property is deleted in its entirety and replaced with
the following:

2.2 Ownership of Tangible Property. Any data, equipment or materials
furnished by City (or JJL or any other facility tenants as applicable) to Manager and any
such data, equipment or materials that may be acquired for City (or JJL or any other
facility tenants as applicable) by Manager specifically for use in regard to the Facilities,
shall be and remain the property of City (or JJL or any other facility tenants as
applicable) and when no longer needed for the performance of the Contract or upon the
expiration or termination of the Contract, shall be delivered promptly to City (or JJL or
any other facility tenants as applicable) by Manager.

Section 2.4 Inventory is deleted in its entirety and replaced with the following:

2.4 Inventory. Prior to the commencement of each fiscal year of the
Contract, the parties shall together conduct an inventory of all expendable supplies and
fixed assets of the Facilities and such inventory shall be signed by an Authorized
Representative of each party. A copy of such inventory shall be provided to JJL for
EverBank Field. [Note: The current inventory of each Facility has been provided to and
acknowledged by Manager prior to entering the Contract.]

Section 2.5 Managers Right to Use City Name, Logo and Other Intellectual Property is
deleted in its entirety and replaced with the following:

2.5 Managers Right to Use City Name, Logo and Other Intellectual Property.
City hereby grants to Manager a nonexclusive license during the Term of the Contract to
reasonably use the Citys intellectual property rights relating to the Facilities (including
names and logos) in performance of Services. This license shall not permit Manager to
sublicense any rights without written consent of City. City hereby reserves the right to
grant a third party the exclusive license to use such intellectual property rights in
connection with the sale of merchandise outside of the Facilities. Manager shall have the
exclusive license to use such intellectual property rights in connection with the sale of
merchandise inside the Facilities during the Term. Manager shall comply with all
intellectual property rights and requirements set forth in any third-party agreement (e.g.,
the Naming Rights Agreement for EverBank Field). For purposes of clarification, nothing
herein shall be construed to expand or modify the Citys rights or obligations under the
EverBank Field Naming Rights Agreement. Manager shall have no right to use, or
permit any third party to use, JJLs intellectual property without JJLs prior written
consent, which may be withheld at JJLs sole discretion.

Section 3.1 Managers Right to Take Certain Legal Actions is deleted in its entirety and

3.1 Managers Right to Take Certain Legal Actions. Manager may institute
and defend, in its own name as the Facilities Manager and for the benefit of City, any
and all legal actions or proceedings to collect charges, rents or other income generated
by and due to City, or to cancel or terminate any license, use or concession agreement
for the breach thereof or default thereunder by any licensee, user, advertiser, or

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concessionaire of City. Manager must promptly consult with City prior to taking such
actions. Manager is required to use the services of City's Office of General Counsel
when instituting or defending legal actions on behalf of the City, unless otherwise
directed in writing by the General Counsel to act otherwise. With respect to Managers
actions in this section 3.1, Manager shall obtain JJLs approval prior to taking any legal
action concerning JJLs rights and obligations related to or regarding EverBank Field or
the rights and obligations related to EverBank Field of JJLs suite-holders, patrons,
sponsors, concessionaires, security services, or other contractors).

Section 3.3 Office Space is deleted in its entirety and replaced with the following:

3.3 Office Space. City shall provide Manager with necessary and reasonable
office space in the Facilities and such furniture and equipment, as is currently configured
in the Facilities for the Manager. Any data, equipment or materials furnished by City (or
JJL or any other facility tenants as applicable) to Manager for use at the Facilities shall
remain the property of City (or JJL or any other facility tenants as applicable), and when
no longer needed for the performance of this Contract shall be returned to City (or JJL or
any other facility tenants as applicable) for such use or disposal as City (or JJL or any
other facility tenants as applicable) may determine. City may relocate Managers offices
from time to time at no expense or cost to Manager.

Section 3.8 Third Party Agreements is added as follows:

3.8 Third Party Agreements. For purposes of clarification, nothing set forth in
sections 3.4 through 3.7 above shall be deemed to restrict, expand, alter or modify any
tenants or licensees rights set forth in agreement for any facility. In the event of any
conflict between the Facility Managers agreement with the City and any third party
agreement, the terms of the third party agreement shall prevail.

Section 4.1 Employees, Subcontractors, and Agents is deleted in its entirety and

4.1. Employees, Subcontractors, and Agents. All Manager employees,
subcontractors and agents performing work under this Contract shall be properly trained,
experienced, and qualified. Upon request, Manager shall furnish a copy of technical
certification or other proof of qualification. All employees, subcontractors and agents
performing work under this Contract must comply with all policies of City and with all
controlling laws and regulations relevant to the services they are providing under this
Contract, and all leases or third party agreements governing the use of any facility. City
may conduct, and Manager shall cooperate in, a security background check or other
assessment of any employee, subcontractor or agent furnished by Manager. City may
refuse access to, or require replacement of, any personnel for reasonable cause.

Section 4.2 Hiring is deleted in its entirety and replaced with the following:

4.2. Hiring. Manager shall hire its own employees sufficient to perform the
Services. Such employees will be employees of Manager and not of City (or any other
entity, including but not limited to any tenants or licensees using the facility) but who
shall be paid from the funds allocated by City for this purpose as set forth in the
compensation to be paid by City pursuant to the Contract. Manager shall (in accordance
with the approved budget, standards, and terms of this Contract) select the number,

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function, qualifications, and compensation (including benefits) of any such employees,
and may, at Manager's reasonable discretion, periodically adjust or revise the terms and
conditions relating to such employment. City shall however have input on compensation
and benefits of such employees and may limit such compensation and benefits to be
similar to that of City employees.

Section 4.4 Use of Subcontractors; Flow-Down Provisions is deleted in its entirety and

4.4 Use of Subcontractors; Flow-Down Provisions. In all cases, Manager will
be responsible for the acts or omissions of its subcontractors. Manager will ensure that
all relevant contractual obligations will flow down to the subcontractors and will be
incorporated into the subcontracts (including the obligations relating to insurance,
indemnification, delays, intellectual property rights, public records, non-discrimination,
audits, security, location of services, termination, transition assistance, warranties, and
the manner in which the Services are to be performed). With respect to EverBank Field,
JJL (with the reasonable consent of the City) shall have such approval rights as may be
set forth in the JJL lease, and provide contract specifications to the Manager concerning
the Managers engagement of those subcontractors providing services at EverBank
Field where JJLs consent is required by the JJL lease.

Section 4.6 Employee HR Matters is deleted in its entirety and replaced with the
following:

4.6 Employee HR Matters. Manager shall be solely responsible for, and shall
indemnify the City and any tenant or licensee of any facility against, the payment of any
and all employment taxes and/or assessments imposed on the account of the payment
for the services of Managers employees, including any unemployment insurance tax,
federal, state, local and foreign income taxes, federal social security payments (FICA)
and disability insurance taxes, as well as any and all contributions or payments required
pursuant to any employee pension, welfare, bonus or other benefit plan, however
defined or described, applicable to any of Managers employees. Manager shall bear
sole responsibility for maintaining and administering workers compensation,
unemployment and any other insurance required for Managers employees under this
Contract, any law or any plan, as well as for compliance of all statutes and regulations
applicable to the employer of Managers employees. Manager recognizes and agrees
that Managers employees shall not be entitled to any benefits established and
maintained by City for employees, and Manager shall so advise Managers employees.
Any bonus payments to Managers employees during employment, or severance
payments payable to Managers employees upon termination of their employment with
Manager, shall be the sole responsibility of Manager, and Managers provision of
information to the City for the annual budget shall provide sufficient detail to the City to
reasonably demonstrate compliance with the foregoing. Manager will make appropriate
reporting of compensation paid to Managers employees as required by the Internal
Revenue Service (IRS). All the personnel assigned by Manager shall be authorized
under state and local laws to perform such services, whether by appropriate license,
registration, certification or other authorization.

Section 4.7 Qualified and Sufficient Staff is deleted in its entirety and replaced with the
following:

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4.7 Qualified and Sufficient Staff. Manager shall employ a general facilities
Manager who shall be the Citys primary point of contact for the Services and be
responsible for the day to day promotion, operations and management of the Facilities,
and for overseeing all vendors/subcontractors performing services on the Facilities.
Manager shall employ such additional employees are necessary to operate each Facility
as required by the Contract, and require that all such employees (including the General
Manager) devote their full-time to perform the services required by the Contract (and all
Manager employees shall not at any time be assigned to its corporate/headquarters or
any Manager affiliates duties). Manager represents and warrants it will use an adequate
number of qualified individuals with suitable training, education, experience, and skill
necessary to perform the Services in the manner required by this Contract. If at any
time City has any concerns with the performance of any Manager employee, it shall
notify Manager of such concerns (including, if applicable, any request by City that such
employee be terminated), and Manager shall promptly take all appropriate actions,
including, but not by way of limitation, meeting with City to discuss and resolve such
concerns. The following employees or individuals contracted by Manager shall be
subject to the prior written approval of the City and JJL: the groundskeeper for
EverBank Field, the local manager, the regional manager, and the operations manager
of EverBank Field (collectively, the key employees). During the contract term, the City
and/or JJL shall notify the Facility Manager of any concerns regarding these four key
employees (including, if applicable, any request by City and/or JJL that such employee
be terminated), and Manager shall promptly take all appropriate actions, including, but
not by way of limitation, meeting with City and/or JJL to discuss and resolve such
concerns. Without limiting any other provision of the Contract, Manager shall ensure that
staffing levels are consistent with the then-approved budget and any other assurances
made by the Manager to the City or JJL whether as part of the RFP process or
otherwise. If at any time City has any concerns with the performance of any Manager
employee, it shall notify Manager of such concerns (including, if applicable, any request
by City that such employee be terminated), and Manager shall promptly take all
appropriate actions, including, but not by way of limitation, meeting with City to discuss
and resolve such concerns. The parties, however, acknowledge that the ultimate right to
terminate any Manager employee shall reside with Manager.

Section 5.2 Unavailability of Funds, subsection b), is deleted in its entirety and

b) Consider this Contract terminated as to the impacted Facility, effective
as of a time certain but not more than sixty (60) days after the effective date of
any such reduction with written notice thereof being given by Manager to City
(but in no event shall the City terminate the Contract with respect to EverBank
Field as a facility during any NFL training camp, preseason, regular season or
playoff of any year);

Section 5.3 Budget Submittal is amended to add the following at the end of this
paragraph:

The Managers plans for adhering to the process for the Capital Expenditures
contemplated under Amendment 10 of the Lease between the City of Jacksonville and
JJL dated August 20, 2010 will be attached as an exhibit to the Contract.

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Section 6.3 Audits, subsections (a), (b), and (d) are deleted in their entirety and
replaced with the following, and subsection (i) is added, as follows:

(a) At all reasonable times during the Term and for five (5) years thereafter,
Manager and any material contractor or subcontractor (defined as a revenues at
$50,000 or more each fiscal year) shall maintain all books, documents, papers,
accounting records and evidence pertaining to the Contract and must allow persons
duly authorized by City (including Citys auditors for all facilities and JJLs auditors as to
EverBank Field), to have full access to and the right to examine, copy or audit any of the
records required to be maintained under the Contract, regardless of the form in which
kept. The City shall have the right, but not the obligation, to audit the Managers records
or review the audit working papers of the Manager as it pertains to the Contract. Any
such audit may be conducted by employees of the City, or by an accountant or other
consultant of City. Any such audit shall be conducted during normal business hours at the
Citys and Managers convenience, as long as the audit is permitted to commence within
thirty (30) days of the Citys request for it. Any such audit requested by the City shall be at
the Citys sole cost and expense unless the audit reveals a discrepancy of more than five
percent (5%) of payment(s) due to the City pursuant to the Contract, in which case the
Manager shall pay the reasonable costs of the Citys audit. And if the audit reveals an
undercharge or overcharge, then the amount due from the Manager shall be appropriately
adjusted to the extent indicated in accordance with the results of the audit. Notwithstanding
the foregoing, Manager will not charge City for any setup, supervision or space in
connection with the examination and audit. Photocopying charges will not exceed the
actual and reasonable cost of the copies to Manager, and City shall be permitted to bring
its photocopying equipment if City so desires.

(b) Manager must comply with and cooperate in any audits or reports requested
by City (or JJL regarding EverBank Field), and must ensure that all related party
transactions are disclosed to the auditor.

* * *
(d) Following any audit or review, if performance of Manager is, in the opinion of
City, deficient, City will deliver to Manager a written report of the deficiencies and
request for development by Manager of a corrective action plan. Manager hereby agrees
to prepare and submit, to City (to City and to JJL regarding EverBank Field), said
corrective plan within ten (10) days of receiving Citys written report. Thereafter,
Manager must correct all deficiencies in the corrective action plan within a reasonable
time after Citys receipt of the corrective action plan.

* * *
(i) With respect to EverBank Field, any reports, financial statements or other
information prepared by or on behalf of Manager shall be provided to both the City and
to JJL.

Section 7.1 Defaults is amended to add the following sentence at the end of Section
7.1:

Notwithstanding anything to the contrary herein, the Manager will have thirty (30) days to
cure any default relating to the insurance requirements set forth in section 9.2 below.

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Section 7.2 Manager Defaults is amended to delete the first sentence of section 7.2 in
its entirety and replace it with the following, and to amend section 7.2 by adding a new
subsection h) as follows:

7.2 Manager Defaults. The events that shall be considered a default by
Manager shall include but not be limited to the following:

* * *
h) Any change in the controlling ownership of Manager unless consented to
in advance by the City and by JJL.

Section 7.3 Remedies is amended by adding the following sentence at the end of this
section:

Notwithstanding anything to the contrary herein, no termination by the City shall be
effective regarding EverBank Field unless JJL has provided its reasonable consent
thereto (including any requirement of JJL as to the timing of the effective date of such
termination).

Section 8.1 is amended by adding the following at the end of this section:

The foregoing is subject, however, to section 8.5 below.

Section 8.4 is deleted in its entirety and replaced with the following:

8.4 All contracts that extend beyond the term of this Contract must be approved in
writing by the City prior to Managers execution; and with respect to EverBank Field,
such contracts also require the approval of JJL for those contracts by which JJL has
approval rights as set forth in the JJL lease. Such approval can be obtained when
Manager procures the goods or services through the Citys Division of Procurement
pursuant to the procedures set forth in Chapter 126, Ordinance Code.

Section 8.5 Procurement Policies is deleted in its entirety and replaced with the
following:

8.5 Procurement Policies. Manager shall be required to utilize the Citys
procurement process for goods and services set forth in Chapter 126, Ordinance Code,
except that any alternative process adopted by the City in a third party contract shall
prevail. Specifically, the Manager shall comply with the requirements set forth in
Amendment 10 of the Lease between the City of Jacksonville and JJL dated August 20,
2010, and Manager shall implement such purchasing policy as approved by the City and
JJL. Once the Manager completes the approved procurement process, then the
Manager enters into the contract.

Section 9.1 Indemnification, subsection a. and subsection c. are deleted in their

a. By Manager. In consideration of Ten Dollars ($10.00) and other good and
valuable consideration, receipt and sufficiency of which is hereby acknowledged
by Manager, Manager and any of its contractors and subcontractors shall
indemnify and save harmless and defend City, its officers and employees (and

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facility tenants and their officers, directors, and employees, including but not
limited to JJL, The University Athletic Association, Inc., a Florida non-profit
corporation, University of Georgia Athletic Association, Inc., a Georgia nonprofit
corporation, and any third party facility user requiring such indemnification in its
facility agreement) (the foregoing entities are collectively defined as the
Indemnified Party or the Indemnified Parties) from and against all Claims
brought against any such Indemnified Parties arising from or relating to (i) any
breach of this Agreement by Manager, or (ii) any of the services performed or
required to be performed by Manager hereunder, or (iii) any negligence or willful
misconduct of Manager or its agents, officers, employees, contractors and
subcontractors in the performance of the Services. Managers liability under this
paragraph shall be limited and apportioned to the extent the Claim results from
the sole negligence or willful misconduct of the Indemnified Party or Indemnified
Parties. The indemnifications in this paragraph are separate and apart from, and
are in no way limited by, any insurance provided pursuant to this Agreement or
otherwise.

* * *

c. Notice of Claims; Cooperation and Settlement. To the extent a party
entitled to indemnification receives notice of a Claim for which it may be
indemnified by the other party under this Section 9.1, then such party will (1)
provide reasonable notice to the other party of the applicable Claim, and (2) allow
the other party to participate in the litigation of such Claim (at the other partys
expense) to protect its interests. Each Party will cooperate in the investigation,
defense and settlement of Claims that are subject to indemnification hereunder,
and each Party will obtain the prior written approval of the other Party before
entering into any settlement of such Claim, which consent shall not be
unreasonably withheld, delayed or conditioned.

Section 9.2 Insurance Coverages, subsection a. By Manager is amended to delete
the schedule of coverages set forth therein, and the next four (4) paragraphs thereafter,
and replace it with the following schedule and six (6) paragraphs (it being understood the
remainder of section 9.2., subsection a., is unmodified and remains in place):

SCHEDULE LIMITS
Workers Compensation Florida Statutory Coverage
Florida Statutory Coverage and $100,000 Each Accident
Employer's Liability (including $500,000 Disease Policy Limits
Appropriate Federal Acts) $100,000 each Employee/Disease

*Commercial General Liability $50,000,000 CSL (inclusive of
Premises-Operations excess liability policy)
Products-Completed Operation
Contractual Liability
Independent Contractors
And Liquor Liability $5,000,000

Auto Liability $5,000,000 CSL
All autos-owned, hired or non-owned

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Professional Liability $5,000,000

Employee Dishonesty Bond $100,000

Valuable Papers $100,000

The above required limits can be met through the use of a combination of primary and
umbrella and/or excess liability policies.

The City and Jacksonville Jaguars, LLC, shall be named as an additional insured under
Commercial General Liability, Auto Liability, Employee Dishonesty and Valuable Papers
coverage.

*If Manager provides security services for EverBank Field or any other facility, the limits
on the general commercial liability insurance shall be increased to $100,000,000.00. The
required limits can be met through the use of a combination of primary and umbrella
and/or excess liability policies. If Manager subcontracts security services for any of the
facilities, then Manager shall cause the subcontractor to obtain and maintain commercial
general liability and professional liability insurance in the amounts set forth in the
preceding sentence. In all events, such policies shall name the City and the Jacksonville
Jaguars, LLC (and any Facility Tenant requiring the same) as additional insureds, and
such policies shall require ninety (90) days prior written notice to the City and
Jacksonville Jaguars, LLC, of any nonrenewal or termination.

Manager shall also be required comply with all requirements (including the naming of the
University of Georgia Athletic Association, Inc. and The University Athletic Association,
Inc. (collectively, the Schools) as additional insureds) set forth in the Joinder and
Consent for that certain Amendment and Restatement of Agreement for 2010-2016
among the Schools and the City dated September 1, 2010 (or as may be amended from
time to time).

Professional Liability and Commercial General Liability coverage will be provided on an
occurrence form or a claims made form with a retroactive date equal to at least the first
date of this Agreement and with a three (3) year reporting option beyond the annual
expiration of the policy.

Such insurance shall be written by an insurer holding a current certificate of authority
pursuant to Chapter 624, Florida Statutes, such insurance shall be written by an insurer
with a A.M. Best rating of A-VII, and shall be procured through a Florida licensed agent
with its offices located in Jacksonville, Florida. Manager shall procure all coverages
otherwise obtained for performance of the Contract including workers compensation and
employees health insurance from a Florida licensed agent with its offices in
Jacksonville, Florida. Prior to commencing any services or work hereunder, Manager
shall submit a certificate or certificate of insurance to City's Risk Management Division
evidencing the existence of such insurance and such insurance shall be subject to the
approval of the Chief of said Division or his or her designee. Such insurance shall
provide that no material alteration or cancellation, including expiration and nonrenewal
shall be effective until forty-five (45) days after receipt of written notice to City and
Jacksonville Jaguars, LLC. City shall have the right upon reasonable demand for
periodic review of the certificate of insurance by the Chief of said Division or his or her
designee. City may require changes in insurance coverages prior to any renewal period.

13

* * * * *

Section 10.4 Formal Notices is amended by adding the following at the end of the
Citys notices section:

With copy to: Jacksonville Jaguars, LLC
Attn: President
One EverBank Field Drive
Jacksonville, Florida 32202

Section 11.1 Non-liability of City Officials is deleted in its entirety and replaced with the
following:

11.1 Non-liability of City Officials and Facility Tenants. No member, official or
employee of City or any facility tenant shall be personally liable to Manager or to any
person with whom Manager shall have entered into any contract, or to any other person,
in the event of any default or breach by City, or for any amount which may become due
to Manager or any other person under the terms of the Contract.

Section 11.6 Assignment is deleted in its entirety and replaced with the following:

11.6 Assignment. Each party binds itself and its respective successors and
assigns in all respects to all of the terms, conditions, covenants and provisions of the
Contract. Manager shall not sell, assign or transfer any of its rights (including rights to
payment), duties or obligations under the Contract without the Citys written consent;
provided that JJLs consent shall also be required with respect to EverBank Field. In the
event of any assignment, Manager shall remain liable for performance of the Contract
unless City expressly waives such liability. City may assign the Contract with prior
written notice to Manager of its intent to do so.

Section 11.7 Notice and Approval of Changes in Ownership is deleted in its entirety
and replaced with the following:

11.7 Notice and Approval of Changes in Ownership. Because the award of the
Contract was predicated upon Managers ownership structure, Manager agrees that any
transfer, whether directly or indirectly, of a substantial interest in Manager by any of its
direct or indirect owners shall require the prior written approval of both the City and JJL,
which approval shall not be unreasonably withheld or unreasonably delayed. By
execution of the Contract, Manager represents that it has no knowledge of any intent to
transfer a substantial interest in Manager. A substantial interest shall mean at least 25%
of the voting shares (or partnership or equity interests) in Manager. This section shall
not apply to (i) transfers occurring upon the incapacitation or death of an owner; (ii)
transfers associated with an initial public offering on the NYSE or NASDAQ markets; or
(iii) transfers to a company whose stock is publicly traded on the NYSE or NASDAQ
markets.

Section 11.21 Amendments is deleted in its entirety and replaced with the following:

11.21 Amendments. All changes to, additions to, modifications of, or
amendment to the Contract, or any of the terms, provisions and conditions hereof, shall

14
be binding only when in writing and signed by the authorized officer, agent or
representative of each of the parties hereto, including the executed joinder and consent
of JJL with respect to EverBank Field.

Section 11.24 Third Party Beneficiaries is added as follows:

11.24. Third Party Beneficiaries. This Contract is solely for the benefit of the
parties, and nothing in this Contract shall be deemed to create any legal, equitable, or
other third party beneficiary rights in any person not a party to this Contract, except with
respect to the rights of the Indemnified Parties under section 9.1; and provided that JJL
is an intended third party beneficiary of this Contract, and may rely upon and enforce the
provisions of this Contract.

ATTACHMENT C
EVALUATION MATRIX

Section 1 COMPETENCE (20 points maximum score). This section is modified to
add the following criteria. With respect to the following references to the NFL, please
provide responses if your company has such information; alternatively, if your company
does not have NFL experience, please provide the functional equivalent responses
relating to the International Sports Facility defined in Section 1, section 1.2, subsection
b) above.

a) A list of other NFL stadiums that the Proposer serves or has served. Please
provide detailed information e.g. facility name, reference contact information for the
facility, length of time served, dates served, nature of services provided and estimated
number of events served annually.

b) Identify all accounts for NFL stadiums lost or not renewed within the last five (5)
years for any reason. Please provide detailed information e.g. facility name, contact
information, and nature of services provided.
c) A copy of the NFL Best Practices Security Review for the years for each NFL
stadium served by the Proposer.
d) A copy of the NFL Fan Conduct Initiative Report for the years for each NFL
e) A copy of the NFL Ticketholder Benchmark Study for the years for each NFL
f) A copy of the 2011 Fan Engagement Audit Report for the years for each NFL
g) Copies of any Secret Shopper Reports for the years for each NFL Stadium
served by the Proposer.
h) Please provide a description of any unique training or other programs you have
implemented at other NFL stadiums to enhance the Guest Service Experience for the
attendees of an NFL game

15
i) Please provide last 5 years of NFLPA reports grading of the quality of the natural
grass fields at all Stadia managed during same time period, including any fields
managed by Proposers selected Head Groundskeeper.
Proposers Operations Staff
a) Complete organization chart detailing all proposed management, identifying full
time positions, seasonal full time positions, and hourly positions.
b) Specify and provide the resumes for the General Facilities Manager, General
Manager for EverBank Field, and Head Groundskeeper. Such individual will be
available for interviews during the RFP process
c) An organization chart of your firm indicating lines of authority for Personnel
involved in performance of the Agreement if awarded to you. This chart is to identify the
next senior level of management responsible for the administration of the Agreement.
Please provide the resume of that individual, and have such individual available for
interviews during the RFP process.
d) Specify how your onsite management team will fill the required staffing levels at
EverBank Field. The Proposer should address how service employees will be recruited,
hired, trained, supervised, and motivated to meet the needs of EverBank Field.
e) Provide minimum day of game requirements for an NFL Football game at
EverBank Field including but not limited to security guards and supervisors, ushers and
supervisors, ticket takers and supervisors, housekeeping including managers and
supervisors, parking attendants and supervisors, communication center personnel, etc.
The proposer should address how the day of game staff will be recruited, hired, trained,
supervised, and motivated to meet the expectations of Jacksonville Jaguars, LLC, on
game day.
EverBank Field
a) Please provide a pro-forma of the anticipated annual expenditures for the
maintenance and repairs at EverBank Field as contemplated under Section 12A of the
Lease dated September 7, 1993 between the City of Jacksonville and the Jaguars.
b) In conjunction with a review of the HOK Facility Assessment dated February 16,
2007, please provide an annual budget for EverBank Field for the capital expenditures
contemplated under Amendment 10 of the Lease dated September 7, 1993 between the
City and the Jaguars for each year of the anticipated term of the contract; including
renewal periods.
Transition Plan
Please provide a Transition Plan to demonstrate smooth and timely transition for staff
and transparent change over for the daily operations and game day experience at
EverBank Field. The details of this plan should be presented in both narrative form and
detailed on a timeline. At a minimum the Transition Plan must cover the following topics:
hiring personnel, hiring subcontractors, training of personnel and game day staffing, and
execution of major service contracts. Facility Manager must agree contractually to follow
the proposed transition plan.
Facility Operations, Evaluation and Analysis Group
Alltel Stadium- Facility Assessment
February 16, 2007 Table of Contents
Table of Contents
I. Introduction
II. Glossary
III. Executive Summary
IV. Architecture & Facility
v. Interiors
VI. Major Systems
VII. Technology
VIII. Food Service & Retail
IX. Capital Expenditure Matrix
I
- -- --- - - ----- --- -- - --------------- - ----
Facility. Operations, Evaluation and Analysis Group
I -
K.
Alltel Stadium - Facility Assessment
February 16, 2007
INTRODUCTION
Alltel Stadium in Jacksonville, Florida, has been the
home of the NFL's Jacksonville-Jaguars since 1995 when
the $135 million stadium opened. Besides playing host to
the NFL, Alltel Stadium has held such events as the Billy
Graham Crusade, US Soccer, Kenny Chesney, Promise
Keepers and monster truck shows, all helping to make it an
entertainment destination in Florida and the entire
southeast region. It also drew the attention of the entire
nation when it hosted Super Bowl XXXIX on February 6,
2005.
Alltel Stadium is a 76,000 seat facility that boasts
approximately 90 luxury suites, 10,000 club seats and
6
1
000 on-site parking spaces. In preparation for Super
Bowl XXXIX
1
the stadium underwent $67 million worth of
improvements that added nearly 300 plasma televisions, a
new South End Zone that includes a 16,000 square foot
sports bar and a 14,000 square foot Terrace Suite, as well
as renovations to the East and West clubs and the luxury
suites.
Facility operations, Evaluation and Analysis Group
1
Introduction
II
-------- --------- - -- ----- ---- --- -- -
facility Operations, Evaluation and Analysis Group
SPORT
February 16, 2007
Term Definition
2
Glossary
720p/1080p production ................. HD (high definition) television production formats. With 720p production, the picture resolution is 1280x720 pixels, sent at 60 frames per
second. With lOBOp production, the picture resolution is 1920xl080 pixels, sent at 60 frames per second.
AC power .................................. Alterr1ating Current- Power that comes from a power plant (as opposed to a fuel cell or battery). In the United States, the direction of the
current reverses, or alternates, 60 times per second.
AH U ........................................ Air Handling Unit- part of the mechanical systems of the arena that includes the fans, filters
1
and coils in the HVAC system.
Arch flash .................................. a burst of energy from a ground fault or major short circuit at a main panel that can create temperatures greater than 35,000 degrees.
as-built drawings ......................... Drawings that incorporate all changes to the bid documents that occur during the construction of a building.
aspect ratio ............................... A method of describing proportions of a TV picture in terms of width and height. For example, in analog TV, the aspect ratio is 4:3, meaning
the picture is four units wide by three units tall. The HD format for digital TV has a 16:9 aspect ratio.
attic stock ................................. Extra units of finish material or furniture that are stored for later use as replacements for deteriorated or damaged units.
ATS ......................................... Automatic Transfer Switch- a device that automatically switches to emergency power on a loss of normal power. j
BAC ........................................ Baltimore air coil towers - Cooling towers manufactured by Baltimore Ai rcoil. Company. The towers eject heat from the building through the ~ ;
chi lied water and condenser water systems.
back-of-house ............................. A non-public, facility operations area.
biometric door Jocks ..................... A door lock that controls access by identifying users based on physical traits, using sensors, computers, and softvvare.
bollards ................................... A series of posts that prevents vehicle access into the facility.
broadband ................................. A communications network in which the bandwidth can be divided and shared by multiple simultaneous signals (as for voice or data or video).
building program ........................ The general purpose and detailed requirements of a building, including a list of rooms, their sizes and uses, special facilities, etc.
bus duct .................................... Copper or aluminum bars, enclosed in a metal housing, that carry electrical power and are used instead of wire and conduit.
cam lock ................................... A type of electrical connector that allows quick and safe connection of temporary cables to an electrical supply panel.
circuit interrupter ....................... A safety device that interrupts the flow of electricity in a circuit whenever there is too much current flowing through that circuit.
CHW ....................................... Chilled Water-water that has had some heat removed so that it acts as the coolant as it is distributed in a building cooling system.
control joint ............................... A groove which is formed, sawed, or tooled in a material to regulate the location and amount of cracking resulting from the dimensional change
of different parts of the structure.
conduit.. ................................... A metal or plastic pipe that houses electrical wiring.
CP .............................................. Chiller Central Plant- The area where chilled water is produced for use in building cooling systems. It includes equipment such as chillers,
pumps, and water treatment systems.
crash bars ................................. Metal and/or plastic rail systems that protect corridor wal Is from damage in high traffic areas.
dampers .................................... Mechanical devices used to control air flow.
dry type transformer ..................... An air-cooled electrical device that changes voltage from one level to another (e.g. 480 volts to 120 volts).
dt.. ......................................... delta T- the temperature difference between supply and return water in a chilled water system.
embedded electronic key ............... Restricts access to a digital system by verifying users against a central database.
EMCS ...................................... Energy Management Control System- a system that controls electrical and mechanical devices to maximize the efficiency of the HVAC system.
Demand and/or peak shaving of electrical power systems may be included.
eng/sat pedestal .......................... Electrical connection points for satellite truck operations.
February 16, 2007
Term Definition
FCU's ....................................... Fan coil units
3
Glossary
FR P ......................................... Fiberglass Reinforced Plastic- a material made of resin and glass fiber reinforcement that is strong, lightweight
1
and dimensionally stable.
HDTV ....................................... H igh Definition Television- high-resolution digital television combined with Dolby Digital surround sound. Also known as HiDef.
headend equipment ...................... The central distribution point in a cable television netNork.
HVAC ...................................... Heating, Ventilation and Air Conditioning- the system used to condition the air in the arena.
LED board ................................. A high resolution, full-color, electronic display panel utilizing light emitting diodes.
ME P ....................................... Mechanical, Electrical and Plumbing- the collection of design disciplines in the contract and/or bid documents that includes, but is not limited
to, air conditioning, power supply, wiring
1
location of light fixtures, surge protection/ fire protection, water supply and draining, etc.
metal halide fixtures .................... A type of high intensity discharge light fixture that most closely approximates day I ight. Always used for sports events or TV coverage.
millwork ................................... Finished woodwork
1
including moldings, door frames, cabinetry, etc. Normally does not include flooring/ ceilings, or siding.
nosing ...................................... The projection of a stair tread above a riser. (The tread is the horizontal surface of a step; the riser is the vertical face of a step.)
OA wet bulb temperature ............... Outside Air wet bulb temperature- the temperature of outside air when read with a thermometer whose bulb is encased in a wetted wick
Order of Magnitude number ............ Estimated cost based on approximate cost models or expert analysis, to be used as information only.
PBX telephone system .................. Private Branch Exchange- a switched network of telephone connections in which each telephone has an extension, and multiple phones share
lines to a public switched telephone net.vork (PSTN) outside.
plenum ..................................... Space used for the expressed purpose of conveying air in a Heating Ventilating and Air Conditioning system.
PM program .............................. Preventative Maintenance program- a program of regular and systematic inspection
1
cleaning
1
and replacement of worn parts1 materials/ and
systems, ensuring that they are in good working order
1
so as to help prevent failure.
Quad ........................................ Refers to an area of a building floor plan as divided into four quadrants, usually starting with Quad A at the top right and continuing clockwise.
retro commissioning ..................... Functional commissioning of a facility after it has been occupied.
RF .......................................... Radio Frequency- an alternating current that when supplied to an antenna, creates an electromagnetic field that propagates through space.
RFI ......................................... Request For Information- the formal process used by contractors to ask for guidance from the design team or the general contractor.
seating bowl .............................. The entire spectator seating area in an arena, stadium, or amphitheater, that is open to the eventfloor or playing field.
shore power ............................... Electricity provided to a vehicle by an external source other than the vehicle's batteries.
slab ......................................... A concrete mat poured on prepared and compacted soil, serving as a floor or pavement.
smart breaker ............................. Circuit.breaker with solid state electronic trip units that allow for multiple choices of operation.
soffit.. ...................................... Any overhead component in a building that extends below the main ceiling surface.
storefront.. ................................ A structural system of light metal members and glass panels that forms a continuously glazed wall.
structured cabling plant ................ The central hub of a structured cable network
1
which can include cabling for telephone, television/ audio/ computer networking, and surveillance.
sump basin ................................ Depressed pit where water is collected and pumped out.
switchboard .............................. An electrical device with circuit breakers, similar to an electrical panel, that is normally used for main distribution or large feeder circuits.
video walls ................................. Large format displays consisting of several television screens arranged in a mosaic pattern.
VAV boxes ................................ Variable Air Volume Boxes- used for zone control in an HVAC system.
variable frequency drive ............... A speed control device for induction motors that controls the speed of the motor by changing the frequency of the applied voltage.
VCT ......................................... Vinyl Composition Tile- a commercial-grade type of vinyl flooring that is less flexible than vinyl tile or sheet vinyl flooring.
SPORT
February 16, 2007
Term Definition
vomitory .................................... An entrance or opening into the seating area of an arena, stadium, or amphitheater.
WAP ........................................ Wireless access point
4
Glossary
Zolatone .................................... A brand name of multicolor textured paint that is applied in a two-step process with a pressure spray system that atomizes the product.
'
III
- -- - ~ --- --- --- ----- -- -
SPOrT
February 16, 2007
EXECUTIVE SUMMARY: OVERVIEW
METHODOLOGY
ARCHITECTURE & FACILITY
INTERIORS
MAJOR SYSTEMS
TECHNOLOGY
FOOD SERVICE & RETAIL
ITEMS REQUIRING FURTHER STUDY
EXECUTIVE SUMMARY: OVERVIEW
HOI< Sport was engaged by the Jacksonville Jaguars
to assess the general condition of Alltel Stadium, including
the parking lots, sidewalks, landscaping, exterior walls,
seating bowl, concourses and interior finishes. A survey of
mechanical systems including HVAC, plumbing and fire
suppression was pelformed to assess their respective general
condition. The review team did not assess the condition of
every mechanical room or piece of equipment; rather, we
reviewed a sample on each level of the facility. A survey of
the food and beverage operation was petformed to ascertain
the general condition of spaces, operational petformance
and technology uses. The facility's technology, including
scoreboard, LED ribbon boards, audio and video systems,
data and phone systems was reviewed to assess its condition
and whether the appropriate preventive maintenance has
been petformed.
This assessment establishes recommendations based
on the observed condition of the facility and provides the
foundation for the development of the Order of Magnitude
numbers for capital expenditures. Order of Magnitude
numbers are not intended to support budget allocations, but
rather to be used as information only. As part of the project
scope, a capital expenditure matrix was developed based on
information gathered during the review and from historical
data from other facilities of its generation. HOI< Sport has
included Order of Magnitude numbers and frequency of
replacement over the remaining useful life of the facility,
which is generally 3b years.
The information contained in this document represents
the professional opinion of the assessment team comprised
of representatives of HOI< Sport
1
Smith Seckman Reid, Inc.
<SS R), Wrightson, Johnson
1
Haddon & Williams (WJ HW),
and The Bigelow Companies.
METHODOLOGY
5
Executive Summary
HOI< Sport assessment personnel petformed an on-site
architectural and facility operational review of Alltel
Stadium on June 22 and 23, 2006, with a follow-up visit on
August 26, 2006, to assess the facility under game
conditions. Smith Seckman Reid
1
Inc. CSSR)
1
an industry-
leading mechanical engineering firm
1
was engaged to survey
the facility's mechanical
1
electrical, plumbing and fire
protection systems. Wrightson
1
Johnson, Haddon &
Williams CWJHW), a leading industry technology
consultant, reviewed the audio
1
video, data and
telecommunications systems of the stadium. The Bigelow
Companies, an industry leading consultant in the area of
food, beverage and retail operations, was engaged to review
the condition offood service and retail spaces and assess
operational efficiency.
ARCHITECTURE & FACILITY
Overall, the facility was observed to be in fair
condition, but with more than a few areas of concern and in
need of immediate remediation. The following narrative
discusses the issues and the appropriate recommendations
when necessary.
The condition of the doors and door hardware leading
into concession stands and mechanical rooms is poor. We
recommend the implementation of a plan to replace most of
the doors over a two year period.
We recommend a structural engineering assessment
of the light towers to determine a course of action to
improve the fall protection systems. Currently, fall
protection is inconsistent over the span from access at the
bottom of the tower to the lighting platforms above the
seating bowl.
The seats in the bowl were observed to be fading and
the padded club seats on the 100 level are showing signs of
significant wear. The lifespan of the seating utilized in
February 16, 2007
Alltel Stadium is around 15 years
1
so a seat replacement or
refurbishment plan should be developed now. The seats will
need replacing or refurbished in the next three years and
could cost up to $7 million. Any seat replacement plan
should include waterproofing the bowl precast as well.
The metal stanchions holding the seats and the bolts
holding the stanchions in place were observed to be in good
condition. Rails
1
especially at the base of the rails
1
were
observed to be heavily oxidized and in need of remediation.
The review team also observed several instance where there
was spalling of the concrete steps in the seating bowl and
the structural rebarwas exposed.
The parking lots surrounding the facility were
observed to be in fair condition but will need resutfacing in
the next year or so. At $2 per square foot to resurface the
lots, significant capital funds will be required to complete
the project. We recommend paving Lot A and examining the
possibility of expanding parking to the Gator Lounge. Order
of magnitude costs associated with this project are depicted
in the capital expense matrix. The landscaping surrounding
the facility was observed to be in good condition and well
maintained. A more comprehensive review of the exterior
block is recommended to ascertain why some of the block
has cracked and pulled away from the building. One of
these issues was observed to be a cause for failure of a
ceiling joint.
INTERIORS
The overall condition of the premium spaces was
_observed to be in good condition, but some of the spaces are
in constant danger from being damaged by leaks. Team
spaces and rooms on the service level have been affected
over time from the leaks and are in need of refurbishment.
Many of the spaces remain unchanged from 1995 and need
a complete overhaul of the carpet, flooring and millwork.
The suites have been renovated in the last three years
and were observed to be in fair condition .. Facility
management has been diligent in replacing the sliding glass
windows on the front of the suites with a system that
attaches from the top instead of the original design that was
attached at the bottom. Windows attached at the bottom
have turned out to be problematic in movement and there is
the potential for windows to slide from the track and fall to
the seating row in front of the suite. All problematic sliding
window tracks were replaced prior to the 06/07 NFL
season. The review team observed many leaks in the suites
that have damaged ceiling tiles and in several instances
collapsed the tiles onto the floor which resulted in wetting
the floor: Immediate action is required to alleviate the
problem causing the leak before mold takes hold and the
carpet is damaged and has to be replaced. Wall coverings,
carpet and fixtures were generally observed to be in good
condition and should reach its expected useful life.
The Crown Royal Clubs on the east and west side were
observed to be in good condition. The spaces will need
minor cosmetic improvements over the next few years as the
carpet wears, and the wall covering will need to be replaced
in certain areas due to water penetration from above the
space. We recommend an examination of the doors and
door hardware as we observed damaged doors and broken
closures.
The Bud Zone club was observed to be in good
condition. The space is utilized on non-game day as a
meeting and catering function space. As such, the tables
and chairs get moved around to accommodate different set-
ups. Facility management is currently investigating the
purchase of tables that are easier to move for use in this
space. The floor surfaces, the roll-up gates
1
countertops and
wall surfaced appear to be in good condition and well
maintained and should reach its intended useable life.
6
Executive Summary
The ADT Club was observed to be in good condition.
The space was observed to be showing signs of wear and
tear with carpet around the bar area discolored and in need
of deep cleaning or replacement. Millwork in some areas
was chipped or damaged and wall coverings in the restrooms
were stained from water penetration.
The press areas are in fair condition, but we did
observe ceilings and countertops in the press work area that
showed signs of damage from water penetration. Carpet
and wall coverings in the common and work areas were
observed to be in fair condition, and the catering areas were
observed to be in good condition.
The condition of the team spaces, including
administrative office space, ranged from good to poor,
especially in the visiting locker rooms (stained ceiling tiles
were replaced, walls freshly painted and carpet was cleaned
priorto the start of the NFL season). The Jaguars locker
room was observed to be in good condition and fairly well
maintained. The training spaces had recently been
refurbished and were observed to be in good condition.
Team meeting rooms and locker rooms were observed
to be in poor condition and are in need of refurbishment. In
the locker room designated for visiting NFL teams we
observed badly stained carpet, stained ceiling tiles and
damaged millwork. In the auxiliary locker rooms, including
the ones designated for the cheerleaders and officials, the
same poor condition was apparent. We recommend these
areas be considered for refurbishment as soon as possible.
The team meeting rooms were observed to be in poor
condition and in need of refurbishment. Lighting in all the
rooms could be improved with a large number of tables,
countertops and chairs that need to be replaced. We
observed several instances where the plastic bottoms of the
meeting room chairs had fallen to the floor.
SPORT
February 16, 2007
MAJOR SYSTEMS
This facility is approximately 11 years old and
equipment condition is similar to what would be expected at
this age with the exception of a few items. Space
conditioning is provided by a series of water cooled units
and chillers tied to four cooling towers. The main concern
here is related to elevated cooling tower temperatures, how
they affect meeting cooling demands and the detrimental
effects on equipment forced to run at these temperatures.
Cooling tower capacity is being compromised by the relative
proximity of discharge to intake on the towers. A recent
addition, The Bud Zone Deck, has aggravated this condition
by further containing cooling tower discharge and allowing
for short circuiting of this air. There also may be some
general capacity issues as well. Water treatment and
filtration of condenser water should be evaluated to avoid
fouling of coils and valves in the system.
The electrical system is typical for the type of facility
and is in relatively good condition. The maintenance is
above average, but could be improved with a more
structured and planned approach. The electrical rooms are
generally well kept but could be kept cleaner, and there is
equipment storage in the electrical rooms that should be
discontinued. The emergency system appears to be adequate
for life safety requirements but provides little standby
power. There are some specific corrections and
improvement suggested in the electrical section.
Generally, the domestic water system is in serviceable
condition, with a combination of stainless steel and copper
piping distribution. There are some instances, however, that
galvanized steel components are utilized at equipment
connections, causing localized cathodic deterioration and
oxidation.
The domestic water system has experienced problems
with debris and blockage in flush valve seats. Primarily, the
domestic water supply was contaminated from foreign
material introduced by the city water supply. The sanitary
sewer system appears adequate in most areas to serve the
facility. There are limited instances that sewer gases are
noticeable in open areas with floor drains.
A complete overhaul of the fire pump, with an
inspection of all moving components, the electric motor and
replacement of all seals and bearings, is recommended.
TECHNOLOGY
The seating bowl loudspeaker system continues to
provide adequate performance and sound coverage for an
NFL outdoor stadium when all components are operating as
intended. However, it is fair to say that the sound system is
working beyond its expected life and will continue to require
maintenance throughout the season. A complete system
overhaul is recommended to provide consistent performance
and a more contemporary sound quality.
The current broadcast cabling system at All tel
Stadium does not support true High Definition television
production, which is the FCC mandated requirement for
broadcasters and networks effective in year 2008. It is
recommended to add fiber optic cabling and other support
infrastructure to the current system in order to facilitate the
broadcaster's requirements and eliminate temporary and
portable cable use to the extent possible. The system is a
conventional analog cable TV system and currently does not
provide for any digital signal channels or HD signal
distribution. The current channel line-up is derived from the
local Comcast package with in-house channels inserted.
The system presently is not capable of 16 x9 H D
distribution. Considering the migration from analogue to
digital TV that is currently undetway in the commercial
market and Congress' mandate regarding commercial TV's
digital deadline, this system will likely require upgrading in
the near future. Upgrades will likely be requested when
digital and HD programming is requested by suite holders,
7
Executive Summary
tenants or service provider (satellite or cable TV operators)
sponsors. The recommendation is to rebuild the distribution
backbone so that digital TV signals and satellite signals can
be distributed throughout the stadium.
The video and scoring displays in the seating bowl are
recently upgraded and provide good performance for NFL
events. The displays can be expected to continue to provide
good service for several years. The 4:1 (horizontal to
vertical) ratio of the main display does not lend itself to
simple content creation as it does not match either the 4:3
or the 16:9 ratio formats that are typical and standard for
broadcast displays.
The LED displays, or
11
ribbon boards", mounted to the
upper deck fascia have excessively noisy fan units thatrun
constantly to try and cool the display's electronics. The units
still have a tendency to overheat and shut off during periods
of use. It is recommended that the overheating and noise
issues be addressed with Daktronics, which should be able to
provide a remedy to the overheating.
The video production equipment that provides the
content for the stadium video displays is a mix of outdated
older technology equipment and added interfaces to adapt
the older equipment for use with the new displays. It is
recommended to renovate the video production system to
provide production equipment that is directly compatible
with the new displays and 16:9 format TV's throughout the
venue. The i n ~ g a m e production staff reported that 4 of the
6 game day cameras went down prior to the first regular
season game. The cameras are 12 years old and have a
useful life of 8 to 12 years. We recommend that 3 cameras
be replaced prior to next season and the rest prior to the
2008 season. Currently, the cameras are standard
definition, and a move to HD cameras should be considered.
There are only 2 NFL teams (Dolphins and Seahawks) that
have HD cameras and production system. At this time,
many NFL teams are resisting HD due to the intensive
February 16, 2007
capital outlay and inherent incapability with older
technology. NFL stadiums currently in the design phase are
planning for HD capability.
The facility monitoring system is recently renovated
and consists of an IP-based camera and control system that
is monitored on site and remotely off-site. The stadium
operating staff was integral in the design and specification
of the recent upgrades to the surveillance system. The
operator reports a good working relationship with their
integrator, which usually translates to good service to the
facility.
The stadium operating staff serving the infrastructure
technologies is very competent and doing an excellent job
managing and maintaining resources. The
telecommunication consists of a structured cabling plant,
data networks and a telephone switch system. The cabling
system is an older copper based system consisting of
backbone (vertical) and workstation (largely horizontal)
cabling. It is recommended to update and upgrade the
structured cabling system to Category 6 data cabling with
industry standard terminations in free standing equipment
racks located in the telecomm closets. Fiber Optic cabling
should be provided for any IDF or Telecomm closets that
exceed 500 wire feet and is an absolute requirement for any
wire lengths exceeding 100 meters.
The voice mail system is quite outdated and is
recommended to be replaced with current technology.
FOOD SERVICE & RETAIL
Both Ovations, the concessionaire and Levy, the
premium level caterer, were performing well given the
physical limitations of the facility.
Alltel Stadium is now in its 12ili professional football
season and as such, the equipment is starting to show its
age. Useful life for foodservice equipment is considered
seven to ten years, however, due to the limited schedule of
events at a sport venue, versus a hotel kitchen which may
operate seven days a week, useful life can be extended for
several additional years. However, it is imperative that a
budget be established now to replace equipment in the near
future as it reaches the end of its useful life.
The weather in Jacksonville also appears to be
causing the equipment to deteriorate as well. Unlike the
retail stores, the foodservice areas are not air conditioned
and do not have adequate ventilation to remove heat from
the spaces. Compressors on ice makers
1
beer dispensing
equipment, walk-in and reach-in coolers and freezers work
best at an ambient temperature of 60 to 78 degrees.
Excessive heat makes the compressors less efficient and may
result in early burn out.
Originally, these compressors were water cooled to
prevent heat build up in the foodservice spaces and to allow
the units to operate more efficiently when outside
temperatures rose. Ovations manager, the current
foodservice operator, who was also the previous operator's
manager, indicated that as the water cooled equipment
failed it was replaced by air cooled units. The switch to air
cooled from water cooled compressors was completed four
years ago due to the difficulty of supplying consistent water
flow to the equipment.
The excessive heat in the pantries and concession
stands is also a problem for the long term success of the
employees. The working conditions are not conducive to
maintaining a happy and efficient work force who wants to
serve the Jaguars' customers.
A combination of the hot humid weather and the wet
foodservice conditions in any production area are the reason
we are recommending removing all of the deteriorated
plastic laminate covered millwork cabinetry in the
concession stands and replacing them with stainless steel
work tables and shelving.
Other findings in the report include:
8
Executive Summary
Lack of permanent points of sale on the main
concourse. This results in the excessively long times
waiting in line by your customers. It also results in an
over abundance of portable carts which present a less
attractive look than a permanent stand, add to the
congestion of already narrow concourses and can not
sell the variety of menu items as a permanent
concession stand.
With the new contract separating the premium (clubs
and suites) foodservice from Concessions/ the
premium operator, Levy
1
lost access to the dry storage
and walk-in refrigerators and freezers that the former
operator used in the concession area for Premium
products. We recommend fencing in an area on the
service level to provide Levy with a walk-in cooler,
walk-in freezer and dry storage for their use, to
alleviate the over crowding in the main kitchen.
The operators continue to service problems with the
Tangent Point of Sale Computerized Cash Register
System. Assuming this system is 12 years old it, like
all computers, is approaching obsolescence for service
ability. In addition
1
all subcontractors should be
using the same registers as the t\rvo concessionaires.
Therefore we have proposed an investment to
immediately add registers, where missing, and to
completely replace the system within five years. We
are also recommending adding the MasterCard
Pay Pass or other touch less payment system to
increase customer purchases while decreasing
transaction time.
Exhaust from the South end zone kitchen must be re-
engineered to prevent smoke from accumulating in the
South end zone seating and concourse, including the
Bud Zone.
February 16, 2007
The final major recommendation is the need for
increased diligence on behalf of Levy and Ovations in
repairing food service equipment in a timely manner.
The operators point to equipment that is broken and
claim it has been that way for weeks, yet much of it,
leaks, broken controls or missing wheels, appears to
be items that could be easily repaired and maintained.
There is no reason for a kitchen to be without a
needed steamer, which may only need a minor
adjustment, for months of the season.
Likewise
1
there are several pockets of storage areas
throughout the service level of the stadium with
equipment
1
some of which appears in good shape, but
is subject to leaking roofs or other poor conditions. A
physical inventory, updated annually, should help
reduce replacement costs by being better able to
utilize currently unused by working equipment.
We have proposed a $32 million dollar budget spread
out over the next 20 years, to continually update the
foodservice and retail operation of the stadium, in
order to maintain its position as a premier NFL
facility.
ITEMS REQUIRING FURTHER STUDY
1. External block was observed \\pulling away" from the
structure near the security office. An in-depth review
by a structural engineer is required to determine
cause.
2. Smoke from the South end zone kitchen was observed
filling the South end marshalling space and the Bud
Zone concourse. We question whether the current
ventilation ducting and outlet meet fire codes.
Normally the duct would have to be run up to the roof
in order to prevent these odors and smoke from
blowing into the spectator areas. Further study is
required by a mechanical engineer to determine a
remedy.
3. The I ight towers' fall protection is inconsistent over
the span from access at the bottom of the tower to the
I ighting platforms above the seating bowl. We
recommend a structural engineering assessment of
the light towers to determine a course of action to
improve the fall protection systems.
4. We recommend a comprehensive review by a
mechanical engineer of the existing emergency
generator's capacity to determine if essential stadium
systems can be powered in the event of lost electrical
service due to a tropical system.
9
Executive Summary{'
SPORT
IV
- ~ - - ~ ~ ~ - ~ ~ - ~ - - ~ ~ - ~ - ~ ~ ~ - ~ ~ - ~ - ~ - - - ~ ~ ~ ~ ~ - - ~ ~ - - - -- --- - ----
Facility Operations, Evaluation,and Analysis Group
February 16, 2007
ARCHITECTURE.& FACILITY: OVERVIEW
ODORS & DOOR HARDWARE
LIGHT TOWERS
SEATING BOWL
PARKING LOTS
ARCHITECTURE & FACILITY: OVERVIEW
This section is a field ifjvestigation narrative
describing the condition of the architectural sPaces and
facility equipment at Alltel Stadium. This document
provides an evaluation of the current level-and condition of
-the facility and offers guidelines aiding in annual (and more
immediate) capital expenditures for maintenance and
upgrades. Also included are recommendations and
alternatives to aid in the long term operation of the facility.
Following are observations and recommendations made
during the walk-through of the arena, illustrated with
snapshots of the issues being discussed.
DOORS & DOOR HARDWARE
The condition of the doors and door hardware leading
into concession stands and mechanical rooms is poor. We
recommend the implementation of a plan to replace most of
the doors over a two year period.
10
Architecture & Facility
Door latch going into the electrical room outside section 150-143.
Again, door hardware is in poor cOndition. We had a difficult time
getting our key to work and you can see the door has an extreme
amount of dirt and debris inside
First aid room on the main concourse outside 411-410. There are
issues with the door and hardware- it is extremely difficult to open
and rubs the frame:
February 16, 2007
LIGHT TOWERS
We recommend a sti'Uctural engineering assessment
of the light towers to determine a course of action to
improve U1e fall protection systems. Currently, fall
protection is inconsistent over the span from access at the
bottom of the tower to the lighting platforms above the
seating bowl.
Showing an intermediate landing that does not have guardrails and on
the safety fall protection system you have to disconnect. It should
'"''"''';,,,;in to the fall ""''"H"'
Up where the tower makes the angle and starts leaning over the
seating bowl where you transition from the ladder to the steps, again
there is no railing or fall protection system and this probably does not
11
Light tower outside section 4 4 3 ~ 4 4 2 -picture shows oxidation around
the bolts the cross beams. We recommend this be reviewed
SPORT
February 16, 2007
SEATING BOWL
The seats in the bowl were observed to be fading and
the padded club seats on the 100 level are showing signs of
significant wear. The lifespan of the seating utilized in
Alltel Stadium is around 15 years and a seat replacement
plan should be developed now. The seats will need replacing
in the next three years and will more than $7 million.
The metal stanchions holding the seats and the bolts
holding the stanchions in place were observed to be in good
condition. Rails
1
especially at the base of the rails, were
observed to be heavily oxidized and in need of remediation.
The review team also observed several instances where there
was spalling of the concrete steps in the seating bowl and
the structural rebar was exposed.
Field level North end zone- the padding on the wall that circles the
field is in condition. It has holes, has been scraped, and it is
faded
Club seat In section llO handicap seating row T, seat 17. There is
some fading on the seat where the UV inhibitor is starting to come to
the The seat is
Riser on the aisle between section llO-lll, row Q- there are places
where the concrete steps have spalled and the rebar is exposed. We
have noticed this in I 3 or
12
Section llO row M- we have noticed at the bottom it looks like they
have tried to touch up where the seat has faded. Also there are
several instances where the numbers on the seats have faded or
I
February 16, 2007
First row in section 109 at the base, you can see where water and dirt
I at the
Section 112, row Y, seat 9- the plates that are holding are showing
signs of oxidation. We recommend replacing the plates with
I
13
Anchor bolt in section 111- generally, in our pass through of all of
the seating sections, the anchor bolts appear to be In good condition.
the anchor bolts:
Railing at section 135 in the handicap seating area- the bolts have
been knocked out- it doesn't really move the rail, but the bases of the
I
Allie! Stadium - Facility Assessment
February 16, 2007
Section 136 down aisle, row P- another example of spalling on the
It is recommended that if a complete seat
replacement is performed, all of the joint sealants and
expansion joints should be repaired and replaced as well.
Water pooling along the expansion joints in the
vomitories on the 400 level -there is not an easy fix for this
issue; it is more of an operational issue.
PARKING LOTS
The parking lots surrounding the facility were
observed to be in fair condition but will need resurfacing in
the next year or so. At $2 per square foot to resurface the
lots, significant capital funds will be required to complete
the project. The city understands that there are old ship
rails that are beginning to undermine the sub surfaces and
cause protrusions in the asphalt. Order of magnitude costs
assoCiated with project are depicted in the capital expense
matrix .
Hayne Street parking lot A is a gravel and grass
surface parking lot bordered by barricades. No issues here.
Lot C is clean and striped. The stripes appear to be
sufficient for the next season or two. Some are more faded
than others. It looks like some have been addressed but not
all in a comprehensive manner.
Pedestrian path that separates Lot C from Lot D. Lot D appears to be
clean and stable with some evidence of patching, but it looks like it is
14
Photos of Lot 1<. Lot I< & Fare clean, well maintained and well
striped. There is evidence of sinking by some of the columns, also
some heaving and breakup along the roadway. There is evidence of
some patching and settlement from the patching as well. Several areas
of the sub-surface of Lot I< appear to be unstable and need to be
February 16, 2007
-- --- -
Lot E- stable, clean, well striped. Striping looks to be
sufficient for the next couple of seasons. Well landscaped,
well maintained.
Parking lot Q is a grass lot intended for oversized vehicles.
Parking lot I< shows some signs of ground destabilization/
particularly around some of the road columns.
15
Parking lotJ shows some signs of sinking and
destabilization.
Parking lot M is clean, stable and well marked.
Parking lot N is stable
1
well marked, great condition.
Parking lot P is stable, well marked and also in great
condition.
Parking lot Z is clean, well landscaped, and stable with no
obvious signs of sinking or deterioration. It is a lot in its
natural state: sand, gravel and grass.
Parking Lot R appears to be s t a h l ~ , clean, striped.
v
------- ---- -- -------- ---------------------
February 16, 2007
INTERIORS: OVERVIEW
SUITES
PRESS AREAS & COACHES
1
BOOTHS
SERVICE LEVEL SPACES
TEAM SPACES
INTERIORS: OVERVIEW
This section is a field investigation narrative
describing the category and condition of various interior
finishes at Alltel Stadium. This section provides an
evaluation of the current level and condition of interior
finishes and offers guidelines aiding in annual (and more
immediate) capital expenditures for interior finishes
maintenance and upgrades. Also included are
recommendations and alternatives to aid in the long term
operation of the facility. Following are observations and
recommendations made during the walk-through of the
arena
1
illustrated with snapshots of the issues being
discussed.
SUITES
The suites have been renovated in the last three years
and were observed to be in good condition, but there are
several issues that are in need of immediate attention.
Facility management has been diligent in replacing the
sliding glass windows tracks on the front of the suites with a
system that attaches from the top instead of the original
design that was attached at the bottom. Windows attached
at the bottom have turned out to be problematic in
movement and there is the potential for windows to slide
from the track and fall out to the seating row in front of the
suite. Facility management replaced all the window tracks
in the suites prior to the 2006 NFL season. The review
team observed many leaks in the suites that have damaged
ceiling tiles and in several instances collapsed the tiles onto
the floor which resulted in wetting the floor. Immediate
action is required to alleviate the problem causing the leak
before mold takes hold and the carpet is damaged and has
to be replaced. Wall coverings
1
carpet and fixtures were
generally observed to be in good condition and should reach
its expected useful life.
16
Interiors
Suite W24 M the sliding glass window tracks M the facility manager has
replaced about 5 of these a year and finished all of the suites prior to
Facility Operations Evaluation and Analysis Group
~ K ! I
SPORT
February 16, 2007
The following pictures are meant to demonstrate the
damage the leal<s are causing to the finished spaces and
it should be noted that several of these finished spaces
have been repaired multiple times over the course of the
NFL season. Increased and unnecessary maintenance
costs are being incurred by the city due to this issue.
All damaged spaces were repaired prior to the start of
the NFL season.
Wall covering in suite ElB below the TV- there is a chalky, milky
substance on the wall directly below the TV. We recommend the use
Door closure inside suite E3
1
which is the Jacksonville Jaguars suite.
There is some not sure seems unusual:
17
Interiors
Carpet outside suite E-lN. There are some stains on the carpet.
Overall, the suites on the E side are in really good condition. The
in the public areas are in good condition. The wall coverings
SPORT
February 16, 2007
Ceiling of suite W25- not quite sure what is going on but there is
obviously an issue with the ceiling. There is a considerable amount of
I
Countertop area in front of the windows in suite W22. Wall covering
18
Interiors
Corner area next to the exit door outside suite W34- both sides are
and we
General comment regarding suites- sliding glass
doors have caused the wall coverings to tear, nick- this is in
just about every suite
1
some worse than others. Facility
management has installed a vinyl cove base to address tile
issues of nicks and teal'S in the wall covering.
SPORT
February 16, 2007
PRESS AREAS & COACHES' BOOTHS
The press areas are in fair condition, but we did
observe ceilings and countertops in the press work area that
showed signs of damage from water penetration. Carpet
and wall coverings in the common and work areas were
observed to be in fair condition, and the catering areas were
observed to be in good condition.
The press work room and lounge area was observed to be in good
condition. The press dining area has some staining on the carpet but
nothing significant. The feeding area and countertops are in good
I
Visiting coaches' booth on the press area has a lot of wires running
19
Interiors
Press area on the press box area in stadium has some torn carpet on
the steps: We recommend replacing the carpet <original from
Laminate that has buckled from water damage- counter top was
replaced prior to the start of the NFL season but recurring damage
likely to occur until leaks are addressed program:
February 16, 2007
Soffit above seat 147 where there is a water leak has caused damage
to the countertops and drywall; it gets repaired several times over the
Door to the press work area next to the elevators outside of the press
box area.
20
Interiors
Jaguars' coaches' booth- there is a leak above the countertop and it
has damaged the countertop: counter top was replaced prior to the
start of the NFL
- -- ,.--
SPORl
February 16, 2007
SERVICE LEVEL SPACES
A significant number of leaks were observed in the
finished spaces on the setvice level. There were many
observed instances where there were damaged ceiling tiles,
dirty vents and broken light covers due to leaking water.
Security office. Recommend to expand security office to the next
column line so that the security officers can control the loading dock.
Note that in any recommendation for expansion of the security office,
we would want to relocate the generator controls and the main fire
21
Interiors
Photos of damaged light fixtures and ceiling tiles with water
Parking Office- common area has damage to ceiling tiles caused by
etc:
SPORT
Alltel Stadium -Facility Assessment
February 16, 2007
Air distribution grate in main kitchen commissary. It is reflective of
TEAM SPACES
The condition of the team spaces
1
including
administrative office space
1
ranged from good to poor,
especially in the visiting locker rooms. The Jaguars locker
room was observed to be in good condition and fairly well
22
Interiors
maintained. The training spaces had recently been
refurbished and were observed to be in good condition.
Team meeting rooms and locker rooms were observed
to be in poor condition and are in need of refurbishment. In
the locker room designated for visiting NFL teams we
observed badly stained carpet, stained ceiling tiles and
damaged millwork. In the auxiliary locker rooms
1
including
the ones designated for the cheerleaders and officials, the
same poor condition was apparent. We recommend these
areas be considered for refurbishment as soon as possible.
The team meeting rooms were observed to be in poor
condition and in need of refurbishment. Lighting in all the
rooms could be improved with a large number of tables
1
countertops and chairs that need to be replaced. We
observed several instances where the plastic bottoms of the
meeting room chairs had fallen to the floor.
Administrative space which is on the event level of the stadium. This
space looks very nice- finishes are in They are actually
February 16, 2007
Visiting football locker room- the carpet is in poor condition and
needs to be replaced. The lockers have a lot of nicks and scratches in
them. The training area does not meet today's NFL standards. Carpet
has been placed over the tile floor in the training area so players don't
slip. This does not look good and is strictlY a temporal)' fix. We
recommend a type of Mondo flooring system and the feedback that we
have gotten is that when the team goes to other facilities, their
23
Interiors
South locker room which is identical to the one used by the visiting
NFL cheerleaders on game day. Condition of the locker room is very
similar to the other visiting NFL team locker room. There was
evidence of stained ceiling tiles, chips and nicks in the millwork of the
lockers. We were instructed that theses issue were addressed prior to
February 16, 2007
24
Interiors
Sauna in Jaguars locker room- wood splintering and needs to be
Jaguars locker room- carpet is in good condition, lockers and
I
Facility Operations, Evaluation and.Analysis Group
SPORT
February 16, 2007
Hydrotherapy area has been refurbished recently and is in good
condition:
Weight room is in good condition, machines are in good condition,
25
Interiors
Team meeting r o o m ~ the carpet is a little dirty but the chairs and
countertops are original from 1995. Some of the chairs have been
I
February 16, 2007
Chair on the last row where the bottom has fallen off. There are
several examples of this where the hardware has broken off the post
Running backs' meeting room- equipment looks to be original chairs
and need to be refurbished. Carpet is in fair condition. The ceiling
tile support structures need to be replaced in these rooms as well as
the ceiling tiles. Recommend to the 2 x 2 support grid- the
I
Cafeteria's rubber Mondo flooring surface is in great condition. Walls
I
26
Interiors
Main kitchen area that services the Terrace Suite- it is in good
I
Defense meeting room- same condition as the large meeting room-
need to be refurbished:
February 16, 2007
NFL locker room for officials. Carpet is in fair condition. Restrooms
and showers are in good condition. Lockers are in good condition,
X ~ Ray room- one item that has been requested is the team would like
some type of rubber flooring in this room. Injured players are usually
I
27
Interiors
VI
----- --- ---- ----- ----- - - - - -- - --
February 16, 2007
MAJOR SYSTEMS: OVERVIEW
MECHANICAL
HVAC
Chillers and Central Plant
Condenser Water Supply
Condenser Water VFD Control
Cooling Tower Condition
Periodic Maintenance
Operation
AH U Conditions
ELECTRICAL
Normal Power Distribution
Emergency Power
Show 1 Shore Power
Football Field Lighting
General Lighting
Lighting Control
FIRE ALARM SYSTEM
PLUMBING
Domestic Water System
Sanitary Sewer System
Storm Water
Fire Protection
MAJOR SYSTEMS: OVERVIEW
This document is a field investigation narrative
describing the category and condition of various
Mechanicc:il, Electrical & Plumbing (M EP) systems serving
Alltel Stadium. This section will provide an engineering
\\high level" evaluation of existing system applications and
guidelines aiding in annual (and more immediate) capital
expenditures forM EP systems. Also included are
recommendations for system alternatives to aid in the long
term efficient operation of the facility.
MECHANICAL
Chillers and Central Plant
Systems at Alltel Stadium are approximately 13 years
old and most all equipment related to the Central Plant (CP)
cooling the facility is in fair condition. There are two
distinct cooling approaches taken for this facility. The
hydraulic design for cooling suites and press tower areas is a
standard constant flow chilled water system with fan coil
units (FCUs)
1
which have been modified with the addition of
variable frequency drives to vary water flow. One 330 ton
chiller serves Quadrants A & 8
1
and a second 180 ton
chiller serves Quadrants C & D. Both machines are Trane
RTHA water cooled compressor units.
28
Major Systems
The bulk of stadium areas are conditioned by a series
of self contained water cooled units and heat pumps tied to
four cooling towers
1
one located in each quadrant All four
towers have been modified to incorporate Variable Flow on
the water side. CT-4 was replaced with the recent addition
to increase capacity for added load; this tower is an Evapco
February 16, 2007
model
1
while the original towers are all Baltimore Air Coil
CBACl. Approximate capacity of each tower is: CT-1- 420
tons, CT-2- 800 tons, CT-3- 392 tons, and CT-4 -144
tons. In addition to air handlers, these cooling towers also
reject heat for refrigeration units around the facility,
although many of these have been disconnected and simply
reject heat to their surrounding space. There are
approximately eight additional Air Handling Units CAH Us)
that are straight Direct Expansion (DX) and not connected
to the building water loop.
Condenser Water Supply
As mentioned previously, cooling tower water
temperatures are high compared to industry standards.
These towers should be operating between 85F and 95F.
From a review of maintenance records there appears to be
good air flow across the fill material and no blockage to
report. All of the towers are located in a room either at or
below grade, and discharge through ductwork to the outside.
Humidity levels associated with this coastal area are a real
challenge for cooling towers under normal installation.
Placing towers inside a building with restricted aitflow, both
coming and going, presents potential problems.
During an operational visit on 8/26/06 some
rudimentary temperature measurements were made to get
an order of magnitude reading on the effects of the above on
tower operations.
In Quads A and D, relative humidity at cooling tower
intakes was elevated by an average of 5%. This was
observed on a day where outdoor conditions were
considerably less than design, (86"F /57% R H).
Condenser water loop temperatures were high enough
to cause compressors to shut down during the game on
8/19/06, resulting in the need for a temporary solution. That
solution was to provide city water to the cooling towers in
order to lower supply temperatures of water loop. If applied
properly, this can be a temporary aid but will result in
degradation of chemical treatment in water loop.
29
Major Systems
In the areas near the recent addition it is evident that
excessive moisture build-up is occurring. This is
demonstrated by the mold and damp conditions at walls,
columns, pipes and deck above.
In Quad A at the service level kitchen, the hood
exhaust is trapped below deck above and re-circulates into
this area, creating a dense smoke barrier. Hood exhaust
should be routed beyond deck above or up to a level where
smoke can be exhausted properly.
SPORT
February 16, 2007
Excessive moisture build-up, limited fresh air flow
and restrictive exhaust are reducing the ability for these
towers to meet capacity requirements. This results in
compreSsors using more power, running harder and longer
to meet cooling demands. As a result, cooling towers run
harder and longer to reject heat resulting in the accelerated
deterioration of water cooled equipment due to the high
temperature water.
This issue is an inherent problem associated with the
location of these towers and is not easily rectified. Tower
exhaust must be removed far enough away from intakes for
ARI rated petformance to be reached. Tower periormance
is based on standard ambient air in the local Jacksonville
area and does not allow for a small or large percentage of
this air stream to be saturated discharge from the towers.
This capacity problem has been recurrent every
season, affecting August and September games.
Maintenance staff is aware of the issue but have few options
available to them.
Original construction included side stream sand filters
for each tower, and the filters have long since been
disconnected. The city engineers disconnected the filters in
1996 due to ineffectiveness. Facility management and the
city are currently seeking an effective solution. Cooling
towers are environmental scrubbers; in the process of
cooling the water they also clean up the atmosphere of dust
particles. This debris is then pumped throughout the
facility, into chillers, compressors and heat exchangers of
various types. Without some form of filtration there will be
a build-up of solids at valves, coils and heat exchangers.
There are various ways to filter condenser water systems by
utilizing the original sand filters or centrifugal systems. One
of these should be installed to protect downstream
equipment. Lack of proper filtration has lead to the
decrease in the expected useful life of the equipment.
30
Major Systems
Tower basins must be cleaned annually to prevent
build-up of sediment. A filter may be necessary on incoming
domestic water to help reduce the amount of solidS
accumulating in the tower. It is not clear if the solids are
coming from the domestic water supply or mainly from the
scrubbing activity common to all towers. In any event, a
filter will help.
Condenser water isolation valves are installed to
prevent cooling tower drain down when system pumps are
not operating. This is standard practice when cooling
towers are located below system components they serve.
The problem with this is these valves wear and do not hold
when you need them, as is the case at Alltel Stadium.
Whenever system pumps shut down, cooling towers overflow
and dump condenser water to drain.
Condenser Water VFD Control
Variable Frequency Drive (VFD) control was added to
the condenser water as a means to vary flow and conserve
energy. The VFDs installed were not rated for wet areas or
enclosed in waterproof housings and have suffered the
effects of being located in the same room as the cooling
SPORT
February 16, 2007
towers. In addition, it was reported the VFDs could not be
used because low flow would cause chillers to shut down.
This is more of a control and piping issue, noting that chiller
piping was not originally configured for variable flow.
All VFDs should be placed in dry areas or rated for
wet duty if they are to remain in the cooling tower
enclosures. If the critical path for condenser water is chiller
supply, controls could be modified to maintain chiller flow,
while varying flow for remaining condenser water loop.
Cooling Tower Condition
With the exception of the new tower installed during
the recent renovation, all towers are showing typical
degradation due to corrosion. Routine maintenance and
water treatment are keys to longevity for cooling towers.
Periodic Maintenance
Maintenance reports were examined as part of this
study. Record keeping for maintenance appears good,
although dates would be helpful on master sheet. A
recurring item is scale build up at all water cooled
condenser tubes, from SWUD units to chillers. Again, this
in indicative of poor water quality supplied from cooling
towers.
Chiller tube bundles have had two Eddy Current tests
conducted to determine heat exchanger tube conditions, one
in November 2000 and one in April 2004. No defects were
found in the evaporator section, while some tubes were
found restricted in the condenser section, which would
coincide with other condenser water related issues. 1.6%
tube blockage in a 13 year old chiller is not abnormal.
HVAC
Operation
Self contained water cooled unitary equipment,
commonly referred to as SWUD units, are the primary
cooling air handlers for the facility. There are
approximately 25 of these units, varying in size from 5 hp to
25 hp. Five remote water cooled condensing units are also
used to provide cooling to various AHUs. Fan Coil units
cool the suites and press areas, while various heat pumps
and small direct expansion units condition other areas. Two
make-up air units provide conditioned, outside air to the
facility.
AH U Conditions
31
Major Systems
Air Handling Units are in reasonable repair based on
age and conditions of installation. As noted above, there
are numerous documented issues with scale on condenser
coils. Some specific observations include:
AH U-3A-l is a 100% outside air unit equipped with
four (4) compressors. Due to originally installed
condenser water line sizes, only t.vo (2) compressors
can run at once, effectively cutting unit capacity in
half.
Kitchen area under Bud Zone addition has a roof
mounted heat pump that spills condensate directly to
the roof and subsequently overflows to scuppers,
draining to the floor area adjacent to the building.
This area is a walk path that remains wet.
Condensate drain should be routed to storm or
sanitary drain lines.
February 16, 2007
Fan Coil Unit serving an area in Press {near seat 247)
has been modified to allow emergency overflow drain
to permanently drain to a floor drain in Concession
6A-l. Apparently the primary drain pan is not
operational and the secondatY drain is being used
permanently.
The Crown Royal Club restrooms are currently
exhausted with the exception of the lower club ladies
room, which has a small supply air diffuser in the
area of the sinks. This is typical for restroom design
1
as the units are pulling conditioned air from the club
into the restroom and exhausting it. The problem is
the club areas are overheating due to lack of capacity
of the existing air system which was modified in
2003.
It would require a site visit and a comprehensive study
to come up with a viable plan for adding conditioning to
these 8 areas. Modifying existing supply may work on the
East side but probably will not on the West side due to
capacity issues. Adding additional units, such as DX splits
would work but you have to find a place to put the
condensers and reject the heat.
ELECTRICAL
Normal Power Distribution
The facility is served by two 13.8 kV feeders from
J EA. Each feeder serves a 1200 ampere, metal enclosed
fused switchgear, US1 and US2. Each switchgear lineup
has a main disconnect switch and fused switches for the
distribution feeders. The two lineups are connected by a
1200 ampere bus tie with a switch in SWG R USl.
SWGR USl has five active feeders and one spare
feeder. Four of the feeders serve the A side of 480/277 volt
substations in each quad: A, B, C and D. The fifth serves the
208/120 volt substation for the south end zone scoreboard.
SWG R US2 has four active feeders and one future
space. The four feeders serve the B side 480/277 volt
substations in each quad: A, B, C and D.
The bus tie feature is manually operated with a Kirk
Key interlock system that allows for any two of the three
disconnect switches to be closed at the same time. (USl
Main, US2 Main, and US1-US2 Tiel This prevents
paralleling of the two utility feeders.
Each quad of the stadium is served by a double ended
2500/3325 l<VA, 480/277 volt substation with a manual
transfer system. The switchgear has 4000 ampere H PC
switches for main disconnects and a 4000 H PC switch as
the tie disconnect. The main disconnects have ground fault
and under voltage protection. The feeders are mold case or
insulated case circuit breakers. The switchgear feeds
distribution panels on each level of the stadium in its quad.
The condition of the electrical rooms was observed to
be fair, but a more diligent approach in keeping these areas
clean and not utilized as equipment storage is
recommended.
The amount of power available is sufficient for present
and future needs. However, the distribution method is of
marginal design. The feeder breakers do not have ground
fault protection so there is no coordination with the main
H PC. A ground fault on a branch circuit will possibly trip
the main H PC.
There are several areas that may be an arc flash
hazard and should be considered during normal operating
and maintenance procedures. We recommend that a short
circuit, protective device and Arc Flash study be performed
to improve system reliability and safety. We recommend
considering replacing the 15 kV metal enclosed fused
interrupter switchgear with a manual transfer system with
up-to-date metal clad switchgear with power circuit
breakers and an automatic transfer scheme.
J:'
32
Major Systems
Emergency Power
The facility is served by two 13.8 kV feeders from
J EA. Each feeder serves a 1200 ampere, metal enclosed
fused switchgear, USl and US2. Each switchgear lineup
has a main disconnect switch and fused switches for the
distribution feeders. The two lineups are connected by a
1200 ampere bus tie with a switch in SWG R USl.
SWG R US1 has five active feeders and one spare
feeder. Four of the feeders serve the A side of 480/277 volt
substations in each quad: A, B, C and D. The fifth serves the
208/120 volt substation for the south end zone scoreboard.
SWG R US2 has four active feeders and one future
space. The four feeders serve the B side of 480/277 volt
substations in each quad: A, B, C and D.
The bus tie feature is manually operated with a Kirk
Key interlock system that allows for any two of the three
disconnect switches to be closed at the same time CUS1
Main, US2 Main and US1-US2 Tie). This prevents
paralleling of the two utility feeders.
Each quad of the stadium is served by a double ended
2500/3325 KVA, 480/277 volt substation with a manual
transfer system. The switchboards have 4000 ampere H PC
switches for main disconnects and a 4000 H PC switch as
the tie disconnect.
February 16, 2007
The main disconnects have ground fault and under
voltage protection. The feeders are molded case or insulated
case circuit breakers. The switchboards feed distribution
panels on each level of the stadium in its quad.
The amount of power available is sufficient for present
and future needs. However, the distribution method is of
marginal design. The feeder breakers do not have ground
fault protection so there is no coordination with the main
H PC. A ground fault on a branch circuit will possibly trip
the main H PC.
There are several areas that may be an Arc Flash
hazard and should be considered during normal operating
and maintenance procedures.
33
Major Systems
Have a short circuit, protective device study and Arc
Flash study done to improve system reliability and safety.
Consider replacing the 15 kV metal enclosed fused
interrupter switchgear with a manual transfer system with
an up-to-date metal clad switchgear with power circuit
breakers and an automatic transfer scheme. This would
allow for an immediate transfer of the load to the live feeder
in case of a loss of one feeder from J EA. This could prevent
a delay of 3D to 45 minutes in restoring power. It would
also allow for much better coordination with downstream
devices.
Add ground fault relays to the 480-volt feeder
breakers to provide proper coordination with the ground
fault relay on the main breakers.
Consider replacing the 480-volt switchboards with
metal enclosed switchgear with power circuit breakers
The stadium is served by two 500 kW, diesel
generators, one in Quad B and one in Quad D.
SPORT
February 16, 2007
The generator in Quad B serves an 800 ampere,
480/277 distribution panel EMDPD. EMDPB feeds ATS-A
(400A) in Quad A and ATS-B (400A) in Quad D. ATS-A
and ATS-8 feeds distribution panel ESA and ESB,
respectfully. ESA and ESB serve the emergency power
panels on each level of the stadium in Quads A and B.
The generator in Quad D serves a 1000 ampere/
480/277 distribution panel EMDPD. EMDPB feeds ATS-C
(400A) in Quad C and ATS-D (600A) in Quad D. ATS-C and
ATS-D feeds distribution panel ESC and ESD, respectfully.
ESC and ESD serve the emergency power panels on each
level of the stadium in Quads A and B. ES 0 also serves the
south end zone electrical room for the AN room sound
system.
The emergency system appears to be adequate for life
safety requirements but provides little standby power.
We recommend considering adding some standby
loads to better utilize the generation capacity. Facility
management currently runs a full load test per NFPA 110
every year.
Show I Shore Power
There appears to be an adequate amount of TV truck
power and other miscellaneous needs for non-football
events. However, the distribution and number of outlets
could be improved. We recommend the addition of more
outlets for shore power.
Football Field Lighting
34
Major Systems
The field is served by 2000 watt, metal halide
fixtures. The fixtures are mounted on four towers on each
side of the field. No lighting measurements were made, but
Alltel Stadium personnel described the lighting as very
good. The only problem was the life of the 2000 watt lamps
which have averaged about 500 hours. The conduits and
control relay panels are corroded, probably due to the salty
air or other air borne contaminates. Some of the lighting
relays are not latching in properly and are quite noisy.
The safety concerns should be addressed by adding
necessary barrie1s, ladder extensions, safety harnesses
1
etc.
The relay panels and controls should be replaced
1
using N EMA 4, Stainless Steel, or N EMA 4X housings and
high quality relays. Control power transformers should be
sized to ensure proper voltage.
General Lighting
Overall
1
the lighting is sufficient with several cases of
hard to maintain fixtures and difficult to change bulbs.
There are some M16 type light fixtures with low
voltage transformers located in a non-accessible ceiling.
This is a code violation that prevents replacing the
transformers.
Lighting Control
The lighting control is very good with the exception of
the problems with relays for the sports lighting. The relays
sometimes do not lock in properly and cause a
11
chattering"
sound. This problem may be related to the corrosion
problem on the towers.
February 16, 2007
FIRE ALARM SYSTEM
The fire alarm system is adequate for the facility. The
facility is served by a 100 hp fire pump that is connected to
the normal power and emergency power with an automatic
transfer switch.
PLUMBING
Domestic Water System
Generally, the domestic water system is in serviceable
condition, with a combination of stainless steel and copper
piping distribution. There are instances
1
however, that
galvanized steel components are utilized at equipment
connections, causing localized cathodic deterioration and
exterior oxidation. City water pressure is boosted by a
recently installed quadra-plex domestic pump package with
variable frequency control. It appears to provide adequate
pressurization and flow during peak flow conditions.
The domestic water system has experienced problems
with debris and blockage in flush valve seats and is
attributed to several factors. First
1
the domestic water
supply was contaminated from foreign material introduced
by the city water supply and caused valve seat malfunctions
during the 2005 Super Bowl. Since then there have been
eight documented occurrences where there has been sand
intrusion in the domestic water supply with the most recent
occurrence on September 1
1
2006. Eventually, this
condition was eradicated through multiple purges of the
system by the operator. The general quality of the water
supply is also an issue. City water tends to be very \\hard"
or containing appreciable amounts of dissolved minerals
such as calcium and magnesium. These materials tend to
collect in storage tanks (e.g. water heaters) and at
equipment I fixture connections, interfering with water flow
and diminishing the life of system components.
Domestic hot water is generated by a large number of
localized electric heater units
1
with larger storage systems
serving service level shower and food service areas. The
larger storage tanks, estimated at 8
1
000 gallons capacity
35
Major Systems
per unit, are located in \\land locked
11
spaces
1
circulated
through gas fire heating units. Essentially, the equipment
enclosure walls for these spaces were built around the tanks
and heat exchangers. Tank replacement will require the
removal and rebuilding of the equipment room walls.
Decentralization of hot water generation does not
allow diversification of load and the efficiency associated
with a central water heating plant. In addition/ failure of
units at remote locations is a recurring maintenance issue
and decreases the ability to stay on-line with no redundancy.
Poor water quality accelerates failure of the electric
resistance heaters, accumulating debris at the heating
element and tank base
SPORT
February 16, 2007
The most effective means to address a hard water
condition is through filtration or \'softening" of the
incoming supply. The large quantity of water associated with
game day loads; however, make this a very costly option.
Limited local filtration of cooking and drinking water may
be the most reasonable approach to provide better water for
consumable products.
A detailed analysis of the existing hot water system is
recommended. Better efficiency and dependability may be
achieved through a central production and distribution
system.
Sanitary Sewer System
The sanitary sewer system appears to be adequate in
most areas that serve the facility. There are limited
instances that sewer gases are noticeable in open areas with
floor drains (i.e.- Budweiser Club} and also some areas that
show signs of leaks. It is not clear whether these leaks are
caused by blockage in the system or localized surcharging
during peak events. In some locations, repairs to sanitary
systems have been done with PVC DWV piping. This was
observed, for example, in the Budweiser Club mechanical
room. Since this mom serves as a return air plenum, use of
PVC is not permitted per the Florida Mechanical Code,
section 602.2.1.
We recorTimend a consistent method for sanitary
repairs should be implemented and all existing deficiencies
should be co1rected. Specifically, materials for sanitary
systems should comply withthe Florida Mechanical Code for
flame spread data for each application.
Storm Water
Provisions for storm;\.yater control, whether through
roof drains, deck drains or have been provided in
areas subject to rainfall but;are viewed by facility
management as inadequate:in storm water removal. Some
lOcations around deck show signs of flashing failure
and cracking. It also that flexible drain piping was
used (original construction}_in an overflow capacity.
This product is not recommended for above grade
applications and exhibited separation at floor/connections.
Fire Protection
36
Major Systems
All interior spaces of the facility are protected by
automatic sprinkler systems. Sprinkler spacing/coverage
appears to be adequate for associated occupancies. Much of
the a/s piping protecting canopies and decks is exposed to
corrosive conditions associated with coastal air. Rust and
corrosion is particularly noticeable at pipe clamp
connections and hangers. A product less subject to climate
conditions is recommended for these locations. The 2250
G PM fire pump serving sprinklers and standpipes exhibits
excessive oxidation and leaks at the seals.
:>PORT
February 16, 2007
TECHNOLOGY: OVERVIEW
AUDIO SYSTEM
Operation and Control
Maintenance Issues
BROADCAST CABLING SYSTEMS
CABLE TELEVISION SYSTEMS
LARGE SCREEN VIDEO DISPLAYS, SCORING SYSTEMS
& ELECTRONIC SIGNAGE
Maintenance Issues
IN-HOUSE VIDEO PRODUCTION (REPLAY) SYSTEM
FACILITY MONITORING SYSTEMS
TELECOMMUNICATION SYSTEMS
TECHNOLOGY: O V E R V I ~ W
This document is a fEid investigation narrative
describing the category and condition of the various audio
and video technology systerns at Alltel Stadium. This
document provides a \\high level
11
evaluation of the current
level and condition of the aUdio and video systems, as well
as guidelines aiding in annual {and more immediate) capital
expenditures for audio and video equipment maintenance
and upgrades. Also included are recommendations and
alternatives to aid in the long term operation of the facility.
Following are observations and recommendations made
during the walk-through of the arena.
AUDIO SYSTEM
The sound system serving the stadium seating bowl is
a point source type system and is commonly referred to as
an end zone cluster configuration. The large grouping of
loudspeakers at the top of the south scoreboard provides
sound to the majority of seating in the stadium. The seating
areas that are blocked by structure or the scoring display
itself are provided sound from smaller speakers aimed to
cover the \\shadowed" areas.
The system exhibits problems typical of many point
source systems. The sound quality in the north end is quite
different from that in the south end. The sound in the north
end is inconsistent as it is affected by the wind and thermal
gradients that make the sound levels fluctuate and change
character. This is true to some degree for any point source
system where the audience is several hundred feet from the
loudspeakers. The seating bowl geometry creates
problematic acoustic issues for a point source type system.
The cluster reflects too much sound off the suite glass and
precast fascias. The reflections converge on certain seating
areas and are perceived as echoes. Large seating areas in
the level 200 sections at Alltel Stadium have significant
37
Technology
''echoes" that deteriorate the intelligibility of any voice
announcements.
There is a level of dissatisfaction with the
performance of the system expressed by stadium operating
staff. Complaints about the seating bowl sound system
appear to concentrate on the following topics:
Poor speech intelligibility in the upper seating
bowl.
Lack of significant low frequency energy for
contemporary music.
Lack of sound quality uniformity throughout
seating areas.
Recently built and renovated stadiums have trended
toward distributed loudspeaker systems as opposed to end
zone cluster type systems for better synchronization with the
video displays and improved sound quality. The current
configuration of Alltel Stadium does not allow for the use of
a distributed sound system. Alltel Stadium would be
included a group that includes Lambeau Field, LP Field and
Raymond James Stadium where updated end zone cluster
type systems are in use.
Speaker systems serving the concourse and restrooms
are in good condition and continue to provide adequate
performance for the venue.
Sound systems in the club areas are adequate and
typical of systems installed in similar venues. There are
some possible upgrades that would add considerable
flexibility to these systems such as adding connection plates
at possible head table or podium locations and incorporating
wireless microphone systems.
Operation and Control
The audio control position is located in a booth on the
press level of the stadium. The sound system operator is not
in front of an operable window and does not have good
.Facility Operations, Evaluation and Analysis Group
February 16, 2007
listening conditions to determine proper drive levels and
other adjustments for the seating bowl sound system. This is
not optimal and typically lends itself to less than
satisfactory operation of the system.
The control equipment is based around an older
Soundcraft mixing console. Playback equipment has been
added and modified from the original installation and has
resulted in a stack of mixed gear on the counter top next to
the audio console. On top of that stack is the equipment for
the current production intercom system. This equipment
would be easier to operate and maintain if it were
incorporated in the system by mounting in equipment racks
and routing signals through the system patch panels. Loose
equipment and cabling should be minimized. The current
system would benefit from a review of the various
component connections and gain structure to optimize sound
quality and minimize distortion. Any distorted or overdriven
audio signals can lead to speaker damage and certainly
shortens the useful life of the loudspeaker components.
Maintenance Issues
Documentation necessary for efficient system service
and maintenance such as connection diagrams and
equipment manuals are reportedly not available to the
system operating staff and may not exist.
Much of the system is operating beyond its expected
life and can be expected to need regular maintenance. The
loudspeaker components are working at or near their limits
to provide game day audio and has a tendency to damage a
few drivers each season. The speakers should be tested after
each event to assure all components are operating correctly.
The audio signal processors are discontinued units that are
not easily serviced. The same goes for the fiber optic
transmission system that connects the PA control room with
the loudspeaker amplifiers at the south scoreboard and
replacement parts can be expected to become scarce. These
items represent ''single point of failure
11
type scenarios and
are recommended to be updated with current technology and
configured with some degree of back-up and redundancy.
BROADCAST CABLING SYSTEMS
The broadcast caQiing system is a copper based
cabling plant with no oPtical fiber for camera usage. The
copper cabling ostensibly consists of shielded twisted pair
for audio service, unshielded twisted pair for
telecommunication-services, coaxial for video services and
triaxial cables for camera services. No fiber optic cabling is
provided between the camera locations and the production
truck for video transmission.
Some of the typical camera locations for an NFL
game day prOduction do not have permanent cabling. The
broadcast technicians and stadium staff have pulled cables
and built platforms when and Where necessary. These
"improvised
11
camera locations utilize portable cables that
are not suited, or. allowed by code, to be routed within cable
trays or conduits.
Audio and video corinections at the broadcast truck
area are on rack panels mounted in a dedicated out building;
in the south parking lot. The racks are behind a roll u;i door
on the building exterior and the connection panels are
protected from the elements when not in use and easily
accessed when in use. Additional lighting at the connection
racks for night games would be beneficial.
Electrical power provided at the compound provides
power for as many as four production trucks. We noted four
400A services at the truck parking area with a combination
of disconnects and terminal lugs to allow the production
trucks to run from shore power. Most broadcasters at Alltel
Stadium are reported to use the shore power for the
mechanical and environmental systems power and connect
the technoloQy systems power to dedicated generators that
they provide and set-up adjacent to the trailers.
38
Technology
The broadcast truck compound was relocated when
the end zone club was added prior to the 2005 Super Bowl.
The cabling system renovation and relocation upgraded the
original install with more audio and video cabling and
extended it to a new location that is not directly adjacent to
the building.
Considering the distances between camera positions
and production truck, the triaxial cable should just barely
support 720p production. However, as the higher resolution
(HDTV) cameras for lOBOp are deployed within the TV
productiOn community fiber optic cable will be required to
carry these high bandwidth electronic signals. Considering
Congress
1
s recent mandates the demand for high bandwidth
camera services will be sooner rather than later.
CABLE TELEVISION SYSTEMS
The current system is based on a powered trunk type
system with line powered amplifiers and distribution. This
type of system is intended for much longer runs and is
typical of CATV distribution running across town on hard-
line cables and suspended from poles. This topology locates
the amplifiers in the trunk cable runs as well as in telecom
closets. The line power which drives the amp! ifiers is on the
same cable that carries the TV signals and can be a problem
when connecting typical TV distribution equipment which
may passthe electrical power, intended to power the line
amp1ifiers, damaging equipment and adding safety concerns
to users and:staff.
Newer venues distribute not only the classic cable TV
block of signals and in-house channelsj they also distribute
blocks of satellite signals such as Digital Cable, DirecTV or
Dish Networks directly to premium areas throughout the
facility. The current system does not allow for individual
d-igital system connections in premium areas
1
such as clubs
or suites. If these services are to be provided in the future,
Facility Operations, Evaluation and Analysis Group ~ K i L l
SPORT
February 16, 2007
the system would need to be upgraded so that this service is
possible in other areas.
Regardless of the speed of adoption of digital and
H DTV, it is widely expected that by the end of the decade,
the wider 16:9 screen will be the common standard for video
viewing in the United States. Renovation of the displays in
areas, such as the clubs, will require more work than simply
replacing the TV set and upgrading the cable system. In any
instances where existing TV sets are architecturally built-in
will require modifications to the TV set opening to
accommodate the 16:9 aspect ratio.
LARGE SCREEN VIDEO DISPLAYS, SCORING
SYSTEMS & ELECTRONIC SIGNAGE
The video display is a Daktronics LED model with a
4:1 (width to height) aspect ratio. This certainly adds a
level of complexity as any video content to be displayed
must be converted and edited to display correctly on the
stadium's video board. Current displays for professional
class venues typically feature 16:9 aspect ratio (consistent
with digital video standards) displays that have pixel
resolution of not more than 12 mm, with"10 mm being the::-
most common resolution.
The LED displays, or ''ribbon boards", mounted to the
upper deck fascia have excessively noisy units that run
constantly to try and cool the display's The units
still have a tendency to overheat and shut 6ff periods
of use. It is recommended that the and noise
issues be addressed to provide a reliable dis.play for use as
event entertainment and advertising revenue generator.
Maintenance Issues
The Daktronics displays are well supported and should
be serviced before each season by the manufacturer's
authorized representatives. The overheating issues with the
ribbon displays must be addressed by the manufaCturer to'
_,
,
'
ensure they can be run for the duration of an NFL event
without shutting down.
IN-HOUSE VIDEO PRODUCTION (REPLAY) SYSTEM
The role of the video production system is to create
and display images on the stadium video displays and in-
house TV channels. As such, it is composed of cameras,
switching and routing equipment along with recording and
storage devices, editing, character generation equipment,
etc. The video production equipment is located in a rather
cramped space on the stadium service level. The orientation
of the equipment and control desk locations does not lend
itself to efficient production.
The current control gear is-a mix of older analog
system components and some added interfaces to address
the new Daktronics display. Many components in the video
production racks are effectively "abandoned in place" while
marginal equipment is used to convert the older analog
video camera signals to SDI video for use with the digital
video processors and switchers. The video playback
equipment added when the new display was installed,
Daktronics V-Piay model, is an early version of that
equipment and does not provide hi_9h resolution audio or
video.
Eventually {3-5 years depending upon use and
availability of repair and replacement equipment), the
existing system will be required tO be converted to a 16:9,
digital system. As HD l"r)Ore.prevalent, the cost
premium for H D, over digital video production equipment
will narrow, making HD the comm.on application.
The recommendation is to update and extensively
renovate the video production .. suite to provide a digital
system from camera inputs through to the video connection
to the Daktronics displays. The possibility exists to relocate
the video production suite to the press level of the stadium
where it could be adjacent to the system control
39
Technology
equipment which would allow for more efficient game day
entertainment coordination. Additionally, the addition of
more wireless cameras would add considerable flexibility to
the game day productions.
The in-game production staff reported that 4 of the 6
game day cameras went down prior to the first regular
season game. The cameras are 12 years old and have a
useful life of 8 to 12 years. We recommend that 3 cameras
be replaced prior to next season and the rest prior to the
2008 season. Currently, the cameras are standard
definition, and a move to HD cameras should be considered.
There are only 2 NFL teams (Dolphins and Seahawks) that
have HD cameras and production system.
FACILITY MONITORING SYSTEMS
There are approximately thirty-two cameras located
around the facility. These cameras are connected via an
Internet Protocol {IP) and as such are available to be
controlled or viewed from any location with internet access
provided the proper password and Lenel software are used.
The City of Jacksonville reportedly has access to some of the
cameras in the system via the Internet.
Cameras located on the top of the building for the
parking lot area, can best be utilized for traffic and people
movement. At extended ranges, the cameras, while being a
good one, cannot zoom tight enough. If traffic movement is
the major objective, the cameras should perform well. If
personal identification is necessary, a more powerful camera
with long-range lens will be required.
Seating bowl cameras should be upgraded. More
cameras with longer focal ranges, as well as infrared
integration are needed. In blackout situations, such as
concert mode, it is not possible to properly view the crowd.
The cameras are not presently on "Uninterruptible
Power Supplies" (UPS) which make them useless in the
event of a power outage.
February 16, 2007
Cameras and access control are not electronically tied
together. Presets associated with the camera system could
be interconnected to access control system for a more
automated recall during a breach or alarm condition.
TELECOMMUNICATION STSYEMS
The telecomm systems have been updated at least
twice since the original installation. Current Telephone
Switch is Siemens Model 80 and is well maintained;
however in many instances are crowded into spaces with
inadequate area for service or expansion.
The current voicemail system is running on an Intel
386 based computer with an outdated operating system.
This should be replaced with current technology to take
advantage of the advancements in digital message storage
technology and provide a system that can be maintained
with off the shelf components.
The stadium operating staff expressed a desire to have
the phone system match the Norte! 3510 system as used by
the city of Jacksonville. VOIP or \\voice over Internet
protocol" is the current technology and is also
recommended and desired by the stadium operators to
provide an interoperable system with expanded features and
lower operating costs.
The structured cabling system presently utilizes
category 3 & 5 cable. In today's systems category 3 cable
is considered obsolete for all but the simplest of telephone
circuits. Category SE and 6 cable standards allow for the
use of data and/or telephone at any given jack. This method
is much more efficient and flexible.
Telecommunication rooms in a few instances showed
signs of dust and dirt build up that should be eliminated. A
few of the rooms have been used for storage and
housekeeping has not been as good as it should be to ensure
the reasonable life span of the product is ensured. Using
telecommunications rooms for storage should be eliminated
as the stored materials, as observed, prevent proper air
circulation and lends itself to a dirty environment.
Consideration should be given to establishing a formal
maintenance program of cleaning these areas and
eliminating stored items.
Locations where a free standing rack would typically
be used for the active data distribution equipment and the
patch bays for fiber and copper cabling are utilizing wall
mounted enclosures that are not intended to be used for such
large networks. The elimination of the free standing racks
for IT gear was reportedly pulled out as a Value Engineered
step in the original construction. This has created a situation
where the cabling is not easily managed and will continue to
be difficult to maintain and troubleshoot. It is recommended
that industry standard termination racks be installed and
the cabling re-routed and terminated with appropriate
labeling and management to provide a more efficiently
maintained and upgraded system.
A Wireless Access Point, WAP, antenna system has
been added to stadium areas to provide internet connectivity
and wireless telephone system access into the building. This
addition adds a lot of features that were not otherwise
available. It is recommended that this system be maintained
and extended to all areas of the stadium.
SPORT
40
Technology
February 16, 2007
FOOD SERVICE & RETAIL: OVERVIEW
BACKGROUND INFORMATION
SCOPE OF SERVICES
EQUIPMENT CONDITION
POINTS OF SALE SYSTEM
REPLACEMENT COSTS & CONCLUSIONS
Equipment Analysis- Concessions
Equipment Analysis- Premium Areas
Budget Totals
FOOD SERVICE & RETAIL: OVERVIEW
The Bigelow Companies
1
Inc. ITBC) were retained by
HOI< Sport to analyze the physical structure of the
foodservice operation at Alltel Stadium in Jacksonville,
Florida. Alltel Stadium is the home of the NFL Jacksonville
Jaguars (Team) and hosts other sporting and entertainment
events. The stadium opened in 1995
1
12 years ago, and
stands in the same location as the original Gator Bowl.
BACKGROUND INFORMATION
Up until this football season
1
one concessionaire/
Centerplate, managed all of the concessions, suites, clubs
and merchandise at the Stadium under a contract with the
City of Jacksonville and the Team. In 2003, Levy
Restaurants was awarded a contract, by the Team
1
to
manage new foodservice areas developed in the South end
zone
1
including the Training Table for staff and players
1
the
Bud Zone
1
the Terrace Suites
1
Bacardi Terrace and the
tailgating hospitality area known as the Pepsi Cabanas. In
addition, all corporate hospitality suites in the parking lot
are catered by Levy as well.
Prior to the 2006 season when Centerplate's contract
expired
1
the team took control of the foodservice and
merchandise rights and Ovations was awarded the
concessions contract. X P Events, the merchandiser
1
and
Levy
1
s scope of services was expanded to include the Suites
and Clubs, while retaining all of the South end zone and
parking lot business, so Levy had all Premium Services.
SCOPE OF SERVICES
TBC was asked to assess:
Equipment Condition
Product Mix
Points of Sale
Retail S ignage and Configuration
41
Food Service & Retail
Game Day Operations (staffing and efficiencies)
Replacement Costs for Equipment
Chris Bigelow, President of TBC, met with the on-site
management of Ovations and Levy and inspected all of their
stadium foodservice facilities prior to the August 26
1
2006
pre-season football game and observed both operations
during that game. This was the second pre-season game of
the season.
Staff interviewed for this report include:
Levy
o Bob Marks, Director of Operations. Bob was
unable to meet directly with us; however, he
assigned others to provide us with information
and tours of the stadium.
o Melissa Hibbits, Sales and Catering
Coordinator
o Bernard Welton, Senior Sous Chef (Executive
Chef had been replaced)
o Mike Barber
1
South Kitchen Supervisor
o Victor Knott
1
Concessions Manager
o Bobbi Blaisdale, Pepsi Cabanas, Media and
Team Dining
Ovations
o Doug Drewes
1
Regional Vice President
o Tom Anastasia, General Manager
In addition
1
TBC requested all previous equipment
reports and all equipment inventories. We were instructed
by HOI< Sport that l<eith VanDerleest of S MG, the
management company hi red by the City to manage the
Stadium, would be the person to contact for the equipment
inventory.
We were provided an equipment facility inspection
report dated March 2006 prepared by Duray; however, we
February 16, 2007
were unable to find any complete equipment inventory for
the venue.
Recommendation: With the change in food service
vendors another complete inventory of all equipment in the
Stadium should be performed with ownership of the
equipment tagged, so it is clear what is owned by the City of
Jacksonville, the Jacksonville Jaguars
1
and the individual
concessionaires and/or by purveyors.
This report provides the findings of our inspection
with a chapter for each issue of our scope of services
1
along
with supporting charts and photographs. In addition, we
have indicated any recommendations in red throughout the
report, with the major recommendations recapped in the
final Conclusions Chapter (page 50).
EQUPIMENT CONDITION
Most foodservice equipment has a useful life
expectancy of seven to ten years, after which repairs can
become more costly than replacements.
Due to the limited number of events in a stadium,
versus an institutional kitchen, some of this foodservice
equipment may extend its useful life to 15 years, but again,
it will degrade in terms of appearance and working parts.
The heat and humidity can also affect the useful life of
compressors, if they are not operating in conditioned space
or with water cooling, both of which have presented a
problem in the Stadium.
The spreadsheet exhibit titled Equipment Analysis
(beginning on page 51) indicates an area by area listing of
equipment deficiencies or equipment in need of major repair
and/or replacement.
We did not review the operating contracts but
according to Ovations management, the City, through their
agentS MG, is responsible for all repairs of equipment.
S MG has provided Ovations and Levy a budget of $60,000
for repairs in fiscal y e a ~ 2006. It is a tYpical amount per
year provided by the City that includes Levy and Ovations
equipment. Assuming equipment has been properly
maintained and replaced when necessary, $60
1
000 annually
for foodservice (Levy and Ovations) equipment repairs
should be adequate.
All of the original equipment with compressors (ice
makers, coolers and freezers etc.) was water cooled, due to
the heat built up in the stands. Due to issues with a clean
water system and proper volume, they have slowly been
changing to air cooled compressors, but now there is too
much heat in enclosed concession stands. When
compressors have to operate in excessive heat, they either
under perform or prematurely burn out.
When the club and suite operation was split from the
general concessions operation, the team provided the
premium services operator, Levy, with the central kitchen
for the stadium. Ovations retained the commissary. XP
Events took over the self contained merchandise warehouse
and added their offices to that space. The foodservice office
spaces were divided between the two foodservice operators.
In general this allocation of space has worked, with a
few exceptions. These exceptions include:
Levy lost the additional walk-in cooler/freezer space
that Centerplate had used for premium services in the
commissary.
Levy lost the additional dry storage space that
Centerplate had used for premium services in the
commissary.
Ovations now had no central cooking preparation
area for concession foods in the kitchen that
Centerplate had previously used.
In previous years, Levy would lease two 60' trailers
and turn walk-in freezers into coolers in order to
handle all of the food needs for the South end zone.
This need is even more acute with the additional
foodservice areas now managed by Levy.
42
Recommendation: As noted previously in the Duray
Facilities analysis
1
there exists sufficient room within the
service level of the stadium, adjacent to the Levy offices, to
construct a secure commissary for Levy with both a walk-in
cooler and walk-in freezer as well as shelving for dry
storage. We concur with that recommendation and this
should eliminate the need for trailer rentals.
There is a local kitchen equipment service contractor
that both concessionaires use, Whaley Kitchen Repairs.
Ovations also use the services of Heritage Service that is
operated by George Hicks who was formerly the
maintenance manager for Centerplate. The operators need
to be responsible for or have an incentive to maintain their
equipment at its highest operating efficiency.
Recommendation: One or both of these firms should
be retained on a preventative maintenance contract and
could also assist with the assessment of the stored
February 16, 2007
equipment. The cost of the preventive maintenance
agreement should be determined by the contractual
language between all parties.
Pantries seemed very hot, which will over-work
compressors on coolers and eventually burn out.
Recommendation: Air conditioning needs to be
adjusted in these enclosed a1eas to keep rooms in comfort
zone for efficient working of equipment as well as the
employees
1
or convert compressors back to water-cooled as
discussed eal'lier in the report.
Suites only have one duplex outlet for the chafing
dishes and do not have the minimum of three outlets for
electric chafers. As a result, extension cords and power
strips have to be used, which sometimes shorts out the
power. Sterno can no longer be used in most jurisdictions
for heating chafing dishes in suites. Likewise, there is only
one 5' buffet counter for hot foods and a lack of storage
space so attendants fill coat closets with beverages.
Recommendation: Many ope1ators are switching to
induction burners rather than chafing dishes, which also
increases the electrical load within the suites.
43
Suites have one under-counter refrigerator, an under-
counter roll-out ice bin which works well, plus two floor
insulated bins to ice down beverages, which do not fit in
with the suites' dEcor. The ice bins are difficult for the suite
attendants to move and they are dumped down the ramps
after every event as they have to be emptied and cleaned
daily.
Recommendation: A full height refrige1ator is being
used now for football stadium suites to eliminate the need
for free standing ice bins in the suite and to hold cold foods
prior to the guests arriving. A longer drain line on the
under counter ice bins would make daily cleaning more
efficient for the suite attendants.
There is a microwave oven in each suite which is
unusual at comparable venues. We are not clear what
function it serves.
There is only one freight elevator (north end zone) in
the stadium; today's stadiums typically have two. However,
what exacerbates the problem even more is a lack of
continuous concourses. Levy's management estimates their
labor is double in the suites and club compared to other
stadiums with easier access and where food can be easily
transported between levels, pantries and suites.
Both the suite and club services are affected by a Jack
of a freight or service level directly to these levels. They are
- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
SPORT
February 16, 2007
not allowed to use those suite and club elevators during a
game as they are reserved for passengers. Everything has to
be pre-staged before the gates open or brought up a ramp
which does not work with liquid food products, soups, sauces
and gravies.
My experience was they are also overloaded for
passengers as well. Suite food is delivered to the small
pantries or directly to the suites at 4 pm for an 8 pm game.
Hot food is then held in warmers for hours before the guests
arrive. This can not produce the level of quality foods that
today's customer is seeking. New NFL stadiums now have
cooking pantries directly on the level of the suites to reduce
the holding and product deteriorating time.
Recommendation: Not included in our foodservice
budget but what could affect the operations more than any
other improvement is the addition of service or freight
elevators to the two sideline sections of the Stadium that
could be used throughout the game.
One engineering issue that needs attention is the
exhaust from the South end zone kitchen. Smoke from that
kitchen fills the South end zone marshalling area as well as
the Bud Zone Concourse. We question whether the current
ventilation ducting and outlet meet fire codes. Normally the
duct would have to be run up to the roof in order to prevent
these odors and smoke from blowing into the spectator
areas.
Recommendation: An engineering study is required to
determine ho'.Y to eliminate this exhai.Istin_g problem.
The overriding issue with concessions is always finding
the proper number of points of service (cashier service
lines). Alltel has only 1 permanent point of service per 270
fans until you add the Bud Zone and its portables and then
the service level is increased to 1 POS per 201. Including
all portables, the number is 1 POS per 139 customers. The
total number of 1 per 139 is right on target; however, in the
case of Jacksonville, it is too dependent on portables.
Unfortunately, with the tight concourses there is little room
for additiOnal permanent stands, which can offer a variety of
menu products versus a single item portable. Congestion at
the concessions, particularly at the four ramps, also
prevents customers from accessing the \\quieter" areas of
the concourses.
In addition to the overall shortage of permanent stand
points of service is the fact that there are more points of
service on the upper concourse (1 POS per 210 fans) than
the lower, more popular concourse (1 per 304 fans). This
44
helps explain why the service lines were an issue on the main
course while not as crowed or slow on the upper concourse.
Any long range improvements of the stadium should
include increasing concourse size; particularly the main
concourse and adding additional permanent stands (reason
for five year budget increases) to make the permanent POS
ratio as close to the 1 POS per 150 to 175 as possible in the
general pub[ ic areas.
On the Club Level, the ratio is 1 per 77 (including
bars and chefs tables), which is excellent for a private high
ticket price concourse.
On the Ovations side, one of the primary equipment
problems has been the old beer lines and beer systems. As
the original Polar Systems break down they are being
replaced by Mirco Matic, which is an efficient system.
Ovations indicated that much of the beer lines are exposed
and not enclosed in conduit. While not necessarily required
by code, the conduit does prevent damage to the beer line,
insulation from rodents, as well as natural deterioration.
Many of the metal chases for both beer and soft drink lines
are rusted in the concession stands posing a health hazard.
February 16, 2007
Recommendation: Put all beer lines in conduit and
replace chases in the concessions stands.
The food service operator has instituted exhibition
cooking in all of the
11
Stadium Classic" hot dog stands by
adding roller grills on the front counter between each
cashier as well as popcorn poppers. In addition, they
purchased six new grill carts and new signage and theming
for the concession stands. The new process of preparing hot
dogs to order appeared to be working well and Ovations has
indicated they have received numerous positive comments
from the customers for not serving pre-wrapped hot dogs.
Recommendation: Because of the roller grills being on
the front counter we would recommend bJeath guards on all
units, if required by U1e local heaiU1 code.
Our 1ecommendation is to enclose the space, air-
condition it, install video screens and make these areas as
popular a destination as the current Bud Zone. Food could
even be specialty items from local restaurants acting as
subcontractors to Ovations. Our budget includes the
equipment portion of this renovation not the base building
constructions and improvements.
Other general areas that you will see in our budget
spreadsheets include:
Replacing buckling walk-in cooler floors (shown as a
complete replacement of the cooler as more cost
effective).
Replace all ceiling tiles which are stained and/or
missing.
Adding POS systems to all subcontractors and to
Levy's portables. Customers should not experience a
varying rate of credit card acceptance because one
stand is subcontracted and another is not.
Add double faucets to all draft beer lines, so
customers have a choice at every concession stand.
Adding a central C0
2
system to eliminate dangerous
C0
2
tanks from being scattered throughout the
Stadium.
Replacing all millwork counters with stainless steel
work tables with stainless steel under shelving.
45
We have also listed areas that are really base building
issues and have not included them in our foodservice
budgets. These items include:
Relocating TV's out of the concession stands where
they obstruct the view of the menu boards and take
customers' focus away from ordering food, and
moving them out to the concourses.
Adding electrical service to suites as described above.
Adding electrical outlets along the concourse and
outside of pantries, including the Cabana areas, to
prevent dangerous extensions cords from becoming
frayed running inside foodservice areas.
SPORT
February 16, 2007
POINTS OF SALE SYSTEM
It appears that the stadium is using its original
Tangent point of sale system. Levy indicated that they have
had service issues with the system in the past and in fact
was online with them the day of our observation, trying to
debug issues.
Our budget shows adding the Tangent system to all
Levy portables (Ovations are already equipped) and all
Ovations subcontractor's locations.
If this is indeed the original Tangent system from 12
years ago it, like all computer systems, will need to be
upgraded to new, more reliable and user friendly technology
that can continue to be supported by the manufacturer. We
have budgeted $3 million in the next five years for an
entirely new system.
REPLACEMENT COSTS & CONCLUSIONS
We have developed the attached spreadsheets to detail
how we would recommend foodservice and merchandise
budgets be spent now and in the future. The
recommendations are designed to bring the stadium into a
comparable service level with other NFL stadiums and allow
it to continually upgrade its menus and services into the
future.
As you will see, we are recommending an initial
investment of $4.1 million and then $5.7 million in year
five, $6.4 million in year ten, $6.6 million in year fifteen
and up to $10 million in the Thventieth year. We are not
able to budget exact projects to the future years, as that will
depend on the overall stadium projects and the foodservice
and merchandise services that will be needed to support
those projects.
The investments, in addition to rehabilitating existing
equipment such as walk-in coolers and counters, is also
designed to bring the stadium in alignment with newer
venues that have such systems as sufficient cooler and
storage space for multiple concessionaires, double beer tabs,
turbo beer taps, concession commissary cooking, a central
C0
2
system, POS systems on all portable carts, a decreased
reliance on the use of portables by adding more permanent
locations and the creation of destination concourse bars.
The concept is to regularly replace the current
foodservice equipment as much of it has already passed its
useful life. Likewise, the increase in computer technology
we have budgeted for a greater turnover in your POS
system.
We do encourage the team to require all parties to be
more proactive in their asset control and preventative
maintenance programs, so this equipment can last as long
as possible. That needs to start with a current inventory and
tagging process.
46
Then establish a preventive maintenance program
with a local kitchen equipment service agency and establish
clear lines of responsibility on who must maintain the
equipment. Then no less than annually, equipment should be
inventoried and inspected for functionality and to establish a
priority for new investments in the future.
February 16 2007
'
EQUIPMENT ANALYSIS- CONCESSIONS
Area Comments POS Qty Rate
General Issues
POS at all portables and
permanent except Sub
Contractors need to add 40 $2 800
Replace chest freezer In all
stands 20 $2 500
Need vent!lat!on In all stands Base Building Issue
Re lace all Ceiling Tiles 79 8 690 $3
Add Breath Guards to all Front
Counter Roller Grills 40 $100
Plenty of cooler/freezer space In
Commissary commissary
Add Cooking Line 1 $300 000
/ . Q ~ r Concourse
Stand 119 BBQ Rusting shelving In Vis! Cooler 1 $2 500
Cooler flooring starting to bend 1 $12 000
Add keq rack 2 $500
1 stainless steel shelf with
galvanized under shelf, needs
new under shelf 1 $825
Rusted chest freezer Replaced Above
Remove side millwork and
replace stainless steel work
118 Outback tables 12 10 $825
Fire suppression over griddle
may not meet codes, looks like
it was originally a Pizza Hood Maintenance Adjustment
Has dual beer taps
6 two-drawer warmers old and
dirty 6 $1 700
Ellmlnate millwork counters
115 Stadium Classics throuahout
"
12 $825
Replace two-door reach-In with
Vis! Coolers 2 $2 500
Low han ing TV's Base Bulldin Issues
Water from ceiling dripping
leak Base Bulldlng Issues
Re lace ceiling tiles 1430 $>
Re lace 2 chest freezers Re laced Above
114 Converted
Amount
Vending Roornf'Nalk
thru Pizza I Chicken I Fries
'
Need to move 1 of 2 fryers
under hood, exchange with
dumo station EnQineerlncl Issue
$112 000
Rusting Traulsen 1 door rollin
$50 000
Freezer
$26 070
Vl13 BeH Room
now vendlnQ room Vended beer scda and water
Room finishes and sinks don't
$4 000
meet health code
105 Converted Vend
Room Bubba Grill
$300,000
Walk thru Reolace flat arm
'
New millwork counter to
$2 500
$12 000
114 Stadium Classics
$1 000
Steamers leaking
Remove millwork on back
counters
$825
Re lace water heater
Electrical chase rusted Base Building Issue
Delete millwork-replace with
$8 250
142 Stadium Classics stainless steel work tables
Walk-In floor starting to buckle
All utility chases rustin Base Building Issue
2 Beverage Air two-door cooler
$10 200
142 Outback Steak reolace rusted
Replace laminate counter front
with Stainless Steel
$9 900
Replace laminate counter front
$5000 131 Bubba Grill with Stainless Steel
All drawer warmers need
131 Stadium Classics reolac!nC!
$3 575 Re lace 1 True Vis! Cooler
Replace back counter millwork
Still Polar System Re laced with new ta s
Walk-In flooring starting to
buckle
47
1 $6,650 $6,650
1 $5 000 $5 000
1 $6 939 $6939
2 3 500 $7 000
12 $825 $9 900
1 $4 000 4 000
16 $825 $1.3 200
1 $20 000 $20,000
2 $6 800 $13 600
40 $500 $20 000
40 $500 $20 000
10 $1700 $17 000
1 $2 500 $2 500
16 $825 $13 200
1 $20 000 $20,000
~
K
ILl
SPORT
February 16 2007
'
Replace galvanized under Replaced with back
shelves 6 each counter
Steamer leaking 1 $3 500 $3 500
Does have filters on all
steamers
Low han in televisions Base Bulldln Issue
Replaced
128 Red Zone Replace chest freezer 12 above
coolerfloor 1 $15 000 $15 000
New mlcromatlc system
New floor
Need 2 new Vis! Coolers 2 $2 500 $5 000
Delete millwork counters 10 $825 $8 250
El Gatos Grande'
Mexican Grill (but no
grill) Adding hot hold\!}9._well 5 $.360 $1 800
Re lace chest freezer Re laced Above
Replace fluorescent lights with
Incandescent Base Buildl:_lssue
Back wall paint 1 $1 000 $1000
Water heater startln to rust 1 $4 000 $4 000
.38316 Lower Level Sub Total 43 l....!!!r 891
Uooer Concourse POS
NE V4.30 larger
vendlnq room area large cooler good srnpe
Cardboard baler
Replace Reddi Ice
Merchandiser Purveyor Supplied
4.31 BBQ Andrew
Jackson Needs new flooring 10 1,110 $4 $4 440
Reolace hot water heater 1 $4 000 $4 000
Did polar system 10 2 800 $28 000
Replace galvanized bottom Replaced with back
shelves counter
Replace 2 back counter
millwork 8 $825 $6 600
Rusted Vis! Cooler Shelvin 6 $100 $600
Back room wall alnt eeling 1 $1,000 $1,000
50 Yard line Stands
are on Outer
Perimeter
435 Outback 1 24" griddle, 1 36" griddle
Steakhouse sitting on table needs legs
Re lace Merco dlsp@y_warmers
Re lace under counter wanners
Replace chest freezer Replaced Above
Polar Beer System
Cooler floor bucklin
Replace galvanized table Replaced with back
shelves counter
Replace back millwork counter
Re a!nt front room back wall
4.36 Burgers I Pizza Replace m\11 work counters
Repaint front and back room
Using counter top Merco
warmers for pizza replace with
pizza warmers
Replace chest freezer Replaced Above
New Micro Matlc dispenser
Cooler floor buckling
442 Stadium Classics Need new flooring 10
Replace back millwork counters
Extremely hot
Add o com pop er
Replace water heater 52 gallon
unit Clochlnvar Nashville TN)
Micro Matlc system
Replaced with back
Replace galvanized under shelf counter
Vend 443 large room
Re alnt walts
Replace ceiling tile Re laced Above
SW V430 Smaller
Vending Room Rep_!!.int only
Reddi Cooler plugged Inside
room, sitting outside with cord
Need additional Electrical
Dutlets Base Building Issue
405 BBQ 6 POS Need new floorin 6
Lower back front counter needs
painting
Rusted water heater
48
6 $25 $200
5 $1 200 $6,000
5 $1 700 $8 500
10 $2 800
1 $20 000 $20 000
6 $825 $6,600
1 $500 $500
8 $825 $6,600
1 $2,000 $2 000
4 $1 200 $4 800
1 $20 000 $20,000
1,100 $4 $4 400
6 $825 $6 600
1 $4,650 $4 650
1 $4 000 $4 000
1 $1,000 $1 000
1 $750 $750
"
660 $4 $2 640
1 $1,000 $1 000
1 $4,000 $4,000

February 16 2007
'
Need to replace flooring all
rusted under walk-in and Reddl
I"
"'
laced Above
Ori Ina! Polar beer System
"'
laced with Ta s
Replace Traulsen one-door
freezer
Stainless steel scratched
Room for more fryers only have
409 Pizza I Burgm 2 installed
Remove millwork counters
Hot water heater rusted
Polar Beer System sin leta s
Replaced with back
Galvanized under shelves counter
Re alnt Front and Back
Re lace Chest Freezer Re laced Above
410 Outback Repaint back wall 10
Rusted Cash Drawers
Galvanized under shelves
Rusty water under Polar Beer
System Repair
Rusted Keg racks used to store
food
Beer not on racks
Traulsen reach-In freezer
leaking condensate water Repair
Re !ace two chest freezers Replaced Above
Low han ing televisions
414 Stadium Classics Remove millwork counters
Rusted cash drawers
Replace Vis! Cooler
Steamer leaking
Replace Artie Air Freezer on
wooden slats
Used for Boiled Peanut
V416 Smarr Room Subcontractor
Need new floor
Cardboard Baler Marathon
Dover Industry Baler Model
4224 Vernon AL
1 $5 875 $5 875
1 $19 233 $19 233
8 825 $6 600
1 $4 000 $4 000
10 $2 800 $28 000
1 $2 000 $2 000
1 $1,000 $1,000
10 $500 $5 000
8 $825 $6,600
4 $500 $2 000
4 $500 $2 000
4 $825 $3 300

$500 $3 000
1 $2 500 $2 500
1 $3 500 $3 500
1 $5 875 $5 875
bOO $4 $2 400
Reddy lee plugged Inside but
sitting outside. Need more
concourse Electrical outlets Base Building Issue
15108 Upper Level Sub Totals 36
Publ!c Seating Permanent
53424 Concession Ratio 79
With Bud Zone and Bacardl
Terrace 79
With Bud Zone and Bacardl
Terrace and all Concourse Food
and Beverage Portables 197
Permanent Concession Stand Totals
49
1 per 420
POS
676 customers per POS
676 customers per POS
271 customers oer POS
$1 042 622
SPORT
February 16 2007
'
EQUIPMENT ANALYSIS- PREMIUM AREAS
Area Comments POS Qty Rate
Main Catering Double size of the cooler 10 x 15 each and
Kitchen add 1 freezer See Storaqe Warehouse Below
Two more double stack convection ovens
(Add to Cone. Kitchen below 2 $11 880
Need more angle racks 10 $300
Re lace kitchen floor 7 500 $'1
Freezer condenser tTl<!>'_need to be replaced 1 $1 500
17 x 4 food equipment warmers some
may need replacement 12 $3,100
Steam kettle- not working all the time
may need repair Repair
Tilting kettle add one moretltting kettle 1 $15,000
Former
Concession Two single convection- could add capacity
Portion of here as noted above without adding
I<Itchen additional ventilation See Ovens above
One conveyor
oven- doesn't
use because
they took pizza G lve to Ovations if Cllent doesn't want
off the menu izza on menu Move to Concessions or Add Pizza to Menu
Add Cooler/Freezer Storage Warehouse 1 each 800 $110
Add Shelving for Dry Storage Warehouse 20 $300
Add Fencing for Storage Warehouse 1 $5 000
South Endzone 1 counter steam jacketed kettle- not
I<itchen workinq for months Repair
1 small tilting kettle not working for
weeks Repair
Only has 1 tank washer and could use a
larger one. 1 $9 300
Kitchen Exhaust dumping on Bud Zone
Concourse Base Building Issue
Amount
$23 700
$3 000
$30 000
$1 500
$37 200
$15,000
$88,000
$6 000
$5,000
$9 300
South Endzone
Equipment
y,nj Exposed to leakinq ceilinq
12 Merco Warmers
Portable Cambro sinks
Sud Bottle Portables
6 5' high finish Condiment Tables
8' Char Broiler
2 Under Counter Refrigerators
1 Bud Tow Motor
1 Bud Trailer
1 Bud Golf Cart
Bud Ztme Perlick systems going down but
Bud Zone only three years old
Power needs to be upgraded at Bud Zone
Concession Stands
Right Bar
Lower Club
5,052 seats
each East and 2 4 ~ u n l t chef table stations each side and
West Lower each level of Club= 8 per Club East and
Club a per Club West
Each chef table has 3 POS beverage and
chef token kiosk
All Club Stands need Chest freezer
Center Bar
3 bottle coolers- 1 down
Vodka Wall Bar
Ja Wear Retail Store
Outback
Sweet Shoppe
Burrito Stand
Carvery
Side Bar
Side Bar
Carvery
Daw s
Carabas
Heat !amos have had maintenance Issues
Polar Beer Systems are original being
replaced as they expire
50
Building Maintenance or build Cover
Re lace Outback Units
Sell or Reuse in Club
Repair
Base Building Upgrade
4
6
8 $2 500 $20 000
6
1 $2 300 $2 300
5
6
1
1
1
4
4
1
1
6
20 $250 $5 000
8 $25,200 $201,600
Alltel Stadium -Facility Assessment 51
February 16
'
2007 Food Service & Retail
Keg cooler floors many need replacement
Rooms very hot need ate to let
- May be more cost Mfective to replace
comoressors work correct! Base Bulldinq Issue
entire unit 8 $12 000 $96 000
Would like to replace 20 countertop
Suite Catering
warmers for smaller unit that looks nicer 20 $1400 $28 000 Office/Store
Room on East
Upper Club Side next to
6176 Seats Each chef table has 3 POS beverage and
I pantry
Uooer Club chef token kiosk 6
8 ~ 11
East Side
Bubba Burqer G rlll 8
Pantries #1 Pantry NE small standard eou!oment
Reach-In Coolers missing wheel Reoalr
#2 Pant East center small
Beer Systems Replace
#3 Pantry East center small connected to
Glycol system not alwavs working above
Press Caterino
Club Sub Totals 134
l "
84 Seats
Connected to Press Catering
4 on East Side for 51 Suites Cl6 to 20
Press 1 Lounge
Suite Pantries seats oer suite)
with minimal
4 on West Side for 39 Suites plus Owners
equipment Tray !owerator not used
Suite
1 on Upper Press Level
#4 Caterln Pantry end small
- Need More Metro Shelving Racks on
wheels 18 $400 $7 200
Upper Suites Bu!!d permanent
Need one more Ice merchandiser Purveyor Su lied
Press 2 8' tables draped with chafers Cablnetrv
1 6' table with o corn and snacks
Short on cooler space Add Reach-Ins 8 $3 600 $28 800
Just 1 freight elevator for entire stadium Upper West #9 Serves 12 suites 31-43 Room Locked
is not sufficient Base Building Issue Pantry could not access
Walk-In Coolers too small, but limited
snace Reach -Ins added above South End
Add Center island work table If not loaded Zone RoofTop Bud Kiosk 3
with hot boxes 8 $1650 $13 200 Bacard!
Rust stands on floor from reach-In freezer
Terrace Draft Beer portable 1
leaks. Reolace Freezers 8 $6 125 $49 000
Bacardi I Bud cocktail slush and beer 5
Sta Big Oawg Portable Kevry Portable 1
I under counter refrigerator plus 2 floor
Stand up
Suites units Insulated bins Iced down
umbrella tables Bud Kiosk 3
Replace with Fu!! Helqht Refrigerator Base Bulldln Issue
Budweiser Cart l
Only 1 duplex outlet for chafer Need three
outlets with 20 amos each Base Building Issue
Pepsi Cabanas 33 Peosi Cabanas
Center Pantry Small walk-In cooler, sink and under
2 Pantries
mirror lmaae counter refrigerator
SW Cabana Pantry for media and team
SE Cabana Pant for cabanas
End Pantry
smaller on Coffee Machine In each Is needed 2 $3 500 ~ 7 000
South End Could add another walk-In If needed or Need exterior electrical outlet for ice
Zone reaching and shelvino l $12 000 $12 000 merchandiser danoerous extension cords Base Bui!dino Issue
~ I
K
SPORT
February 16 2007
'
Shelving needed In pantries 4
Need locking cage for team equipment and
all linens 2
Premium Foodservice Upgrade Totals
$400 $1 600
$600 $1 200
$691 660
52
-
- .
SPORT
February 16, 2007
BUDGET TOTALS
Area
Premium Foodservlce I rovements
Permanent Concession Stand
lmorovements
I. rovements
Central C02 System
Replace Conduit for Beer lines to Prevent
PreseiVe Insulation
New POS S stem
Smallwares U rades
Uniforms
Commissary/Kitchen/Office Furniture and
Eaul ment
Total Improvements
This Budget Not
Sales Tax
General Repairs
Preventative Maintenance Program
Immediate
Amount
691 660
$1 042 622
$800 000
$500,000
$3 034 282
Base Building Issues Including but not limited tw
Two Freight Elevators for Suite and Club Atcess
Additional Electrical Outlets on Contourse
Additional Electrical Outlets In Suite
Repairing Ceiling Leaks
Re-englneering South Kitchen Duct Work and Fans
Constructing Concessions Commissary Kitchen and
Ventilation
5th Year lOth year
Improvements Improvements
$750 000 1 000 000
$1 000 000 $2 000 000
$3 000 000 $1 500 000
$250 000 $375 000
$125 000 $50 000
$100 000 $50 000
$5 225 ODD $4 975 000
Air Conditioning of All Foodservice Areas or Conversion to Water Cooled Compressors
Relocation of Televisions to outside of Concession Stands
Replacing Rusted Metal Chases In Concession Stands
Full Height Suite Refrigerators
15th Year
Improvements
$1 500 000
$1 500 000
$2 000 000
$500 000
$150 000
$100 000
$5 750 000
20th Year
Improvements
$2 000 000
$4 000 000
$1 500 000
$600 ODD
$75 000
$75 000
$8 250 000
53
SPORT
- IX
-- -------- ------------ - --- -----
February 16, 2007
CAPITAL EXPENDITURES: OVERVIEW & METHODOLOGY
ITEMS FOR CONSIDERATION
CAPITAL EXPENSE MATRIX SPREADSHEET
CAPITAL EXPENDITURES: OVERVIEW &
METHODOLOGY
The Alltel Stadium Capital Expense Matrix presumes
that the facility and its equipment are maintained according
to manufacturers' suggested recommendations. It
anticipates that the annual operating budget contains the
appropriate repair and maintenance funding to deal with
any and all .items costing $750 or less.
The Alltel Stadium Capital Expense Matrix has been
created in 2006 dollars and anticipates a 3% annualized
inflation rate.
The capital expense matrix is a planning tool designed
to reflect information provided by manufacturers and
current facility users based on \\Best Practices" in similar
sized stadium operations. The categories and items listed
are estimated needs. The actual timing of these items can be
influenced significantly by preventative maintenance and
high standards of care.
Note: Order of Magnitude estimate values are not intended
to support budget but rather to be used for
information only. Order of Magnitude estimate values may
not be available for all items. Some items may require
additional study and/or analysis in order to be able to
develop Order of Magnitude estimate values.
ITEMS FOR CONSIDERATION
Audio. Visual and Data
Replacement and/or upgrade of technology such as
portable sound systems, LED projectors, televisions and
office computers.
Building Systems
54
Capital Expenditure Matrix
The repair and replacement of equipment associated
with HVAC, electrical systems, generators and life safety
systems. This includes fan coil units, OX units, chillers,
boilers, emergency generators, sports lighting and domestic
water pumps.
Crown Royal Clubs Restroom HVAC Renovation
A preliminary estimate at this point places the cost at
least $7,000 to $10,000 per restroom to add/modify
systems to cool these areas. Overall cost could be between
$56,000 and $80,000, with some design costs and
contingencies on top of that.
Bowl Seat Replacement and Repair
Seats are repaired on a yearly basis but complete
seating replacement will occur at year 15. Some facilities
choose to phase seat replacement over several years.
Based on $100 per seat for complete replacement- many
facilities choose to phase in seat replacement over a 3 to 4
year period.
Exterior Finishes
The painting or refurbishment of roofs, struCtural
steel, pedestrian ramps, metal walls and perimeter gates.
FF & E
Refurbishment or replacement of office equipment,
mowers, utility carts, compactors, bailers and trash
receptacles.
In 2006 dollars/ can cost upwards of forklifts
$70,000, and utility carts upwards of $15,000 each.
SPORT
February 16, 2007
Food Seryjce
Replacement or refurbishment of concession stand
equipment, soda and beer distribution systems, and
refrigeration and freezers. Life expectancy of coolers and
freezers is about 20 years and costs $110 per square foot to
replace.
Interior Finishes
Refers to walls, exposed tile and floor surfaces such
as carpet. These items need refreshing each year to keep the
facility from looking \\tired/'
Club Finishes
Premium areas in most facilities with a major
professional sports franchise upgrade club finishes every five
to seven years. Carpet is the large ticket item as well as the
visual enhancement of the corridor wall covering.
OM amount is based roughly on averages of $200 to $300
per square foot for high end products.
Suite Finishes
Premium areas such as suites will need to be
refreshed prior to the expiration of leases. New carpet and
wall coverings as well as upgrades in technology will be
necessary.
OM amount based on $ 2 ~ 0 0 0 per suite that may include
replacing carpet wall coverings, fixtures and upgrades in
technology such as plasma tefe"visions.
Locker Rooms
Every three years the locker room will require major
renovation. Carpet will require replacement as well as wall
repair and upgrades to training areas.
Team locker rooms average $100 to $150 per square foot.
Scoreboards
Scoreboards are typically replaced in years 12-15 in
stadiums due to changes in technology. Periodic
replacement of components will be required. We are seeing
a significant change to the speed that new technology is
being adopted by users.
Video Boards
Computer servers for the systems generally last five to
six years. Rapid changes in LED technology may require
upgrades in the board. Systems have gone from 16 pixels to
64 pixels in the last three years.
LED ribbon boards currently cost $1,250 - $1,500 per
linear foot to replace depending on panel size and pixel
concentration.
Camera Replacement
HD cameras, depending on lens size and capability,
range in price from $100
1
000 to $250,000. Top of the line
standard definition cameras are 40% -50% less than the
cost of H D cameras.
Video Production Suite Upgrades
Upgrades to the video production suite and cabling
infrastructure for HD television is $4.5 million in 2006
dollars. Upgrades to the suite for standard definition
capability would be $2.5 million. This includes upgrades to
the broadcast infrastructure ''backbone.
11
Security Systems
We recommend the installation of an access control
systems on all exterior doors that provide entry into the
stadium. It should include team spaces, facility
management, and food service and premium areas.
Sound System
55
Expect to replace the sound system every 10 years
due to system decline and technology changes. The sound
system for the concourses and entry gates should be
replaced at the time the bowl system is replaced.
$1,000,000 budgeted will be for complete replacement of
the system, including mixing equipment and possibly a long
term maintenance plan. A new cluster system has to be
installed a fully integrated system and can not be a
1
/Jhased" installation process.
Telecommunications
Expect to replace existing system (typically a PBX)
within 15 years. This also includes upgrades to the fiber
cabling infrastructure.
Vertical Transportation
Elevators have a useful life that can extend past 50
years if properly maintained. Most manufacturers
recommend a complete overhaul replacing doors, wiring and
security systems every 15 years.
Based on $ 2 ~ 0 0 0 - $40,000 per elevator for a comp(ete
overhaul.
Elevator Install- North End
OM figure represents the installation of elevator that
would open to four levels. It does not factor in costs
associated with the relocation of utilities that might
vertically or horizontally pass through the shaft
SPORT
February 16, 2007
Waterproofing
Budgeted amount is consistent with what other NFL
stadiums have spent in waterproofing of bowl and
concourses each year. $1,000,000 is needed to bring the
stadium up to level where a yearly investment included in
the operating budget would be required to maintain
waterproofing integrity.
Other Items
Chilled Water Renovation
Renovation of the chilled water systems may include
connection to the J EA chilled water loop or the construction
of a stand alone plant. An engineering study relating to the
cost benefit of utilizing J EA chilled water is recommended
before a decision is made.
Exterior Caulking
of windows and the replacement of the
expansion joints on the exterior will need to occur every few
years. Re-caulking of the windows will prevent water
penetration into the building and possible damage to
exterior drywall. Exterior expansion joint caulking will fail
over time and replacement of the caulking prevents water
penetration into the facility.
Concrete Repair and Replacement
Exterior sidewalks and slab on grade. Budgeted amount
is consistent with what facilities of Alltel Stadium's
generation spend on slab on grade and CM U wall repairs
due to use and shifting in the facility structure.
56
SPORT
February 16, 2007
ALL TEL STADIUM CAPITAL
m
Dtocriptian
I
w;: "'"

'"
AN S"'porl Sy;tem- GMorol
100,1100
'"
AN Support System- SEZ-
100,000
'"
T<rrace Suite&. Bud ZO<lt!
Olt;plyScreens
E .. t & W.,t Clubs 160,000
EHSt&WestSultes 350,000
SEZ- Temace Sullo & Bud
U5,000
Tei.,.Jslon 11>2,500
'" Tel..,lslon Mour!Ling Br..:ktt> H,500
'"
' ' '
5b!l,OOO
"
"''","
1,000,000
"
150,000
'" Bollors 105,000
" Chillers 600,000
" Cooling Towers 600,000
" !:oi>llog r ....... Bulldout 500,000
Cooling r ........ flllrotlon 100,000
'
Dom.. uo Water. Pumps 45,()0(1
" Eledrltal Dl<lrlbutlon
EIIUIP.,.nl
Swltoh Goar & Tramformor>
2,500,000
"
RO!lloce
Em<rgrncyG....,rator
FlreSprlnklerSyst!m
IWAC Club Re<troom Mdltlon 100,000
OwrhoadOoor> 25,000 10,000
Plumbing Flmh Valv., 200,000 200,00<1
Sports Lighting Sysl<mS
Conduit & Cont.>ttor
500,000
"

Fixtures 1,250,000
'" WatorHeater> 250,000
"

I
),442,500
"
Fled S.atlog Refurblsl1mon1
l,Ql2,500
"
Paint St.>r>dords
Fl""d Soatlog
150,000
'"
Cillhlon Repla<ement
MATRIX
167,>70
, .....
576)1M
l,OJO,OOD
154,500
610,000
.......
50<1,000
1<111,000
100,00<1
.. ,,,. 26,5>)

109,27l
))0,400
196,0111 241,900
'"''"'
47o.l71
'''""
18),4>0
Ul,Oll
<O,Ul
21...1. 28,1!9 28,902 20,o51 l0,747
"'"""
12,619 ......
546,36-1
,__,ln,4bl
27l,l92
:S,76l,7U
2,090)140
190,016
, . ..,...
, . ..,...
10D,4ll
20>,!lt)
078,407
.......
.......
0),000
.......
'"""'""
'"'""
-
l,67l ...l4
>4,00<1 >S,M4 J6,7ll >7)115 ...... 40,118 41-'21 42,501
ost,n7
425,16
.5,0/4626
l,l55,0l
2"-'"'
57
Tol.oiColl

,,<o.\26
070,070
?H,lOO
''""'
. ......

o<M,Oll
09,761 \60,>90
I ,_.,,_,,,
2,6.14,706
'"'""'
Ml,\10
Ul,Dll
1,110,117 1,134,117
1,488,2.!6 2,112,216
soo,ooo
100,000
u.,,
'-671-''"
100,000
..... ...... 46,507 47,0DJ 811...22
200,00<1
,__,.,,sao
1-'0MI>l
.......
..........
.........
........
February 16, 2007
..
Ellorlar Fini<hu
Structural StoIAil
Repaint C<lr1<roto Stain- Romps,
Vom,otc
Repaint Tin standing Roofs
Replaco lnsulatod molal wall
panolo
.. al '6Yeillio''plaza aygrO<)ale
ErteriorFinllhn
, ..
Audio VIsual Equipment
- - Slgoago & Graph Its-
Way Finding
Compactors & Balors
CUSl{I(JI Trash Ret:eplad ..
Forldllts
Ho.....,keoplng Equlpmont
Land<eape & Turf Equipment
DUlce Equipment
Dmto Fumlshln!IS
Storage Equlpmont
Truoks
UtllltyVehld ..
TotolFF&E

Co<ldulls for be<r & Sodo
Roploced
EIIUIPml'nl Roplacemenu
IJio)or Roplac..,.nu
Relrl9erv\lon& Freozr>
Steamr>- Roplplng
Total Food Service
Handbtld Radios .&.
Comnwni,atron
700,000
250,000
200,000
23,000
15,000
50,000

100,000
100,000
135,000
50,000
50,000
25,000
50,000
25,000
50,000
22,500
too,ooo
2,000,000
100,000

"
'"
"
'"
"
'"
"
'"
'"
'
Tronklog System- Roplacemont 200,000 10
Radios & I I
tntorlorflnlshu
ClubFimlh..
OLhtrflniW<
Pr .. s Box {OpS booUt< Flnl>hes
SulteFinl>h ..
Lacktr Room- Olhtr
LackorRoom-Toam
Rostroom Partitions
Ttam M .. Ling Room-
Rt!IOIII!Ion
Ttam Rubber Roplou
Totollnlorlorflnishu
Uruls t. Tuf Ra!Jied
Total Landscape t. TUrf
Rtfahd
Nolwork aftll ComputtrS stems
Total Ntwork and
Com ultrS stoms I
1,000,000
75,000
200,000
2,)50,000
100,000
100,000
2,000,000
500,000
100,000
I
"
'
"
"
27>,102
,.,.., .u
IO,Il8l
59,70)
lOl,<X>o
l0'1,27J
u .....
"""' . ._,.,
51,500 ......
.......
51,500
"'" 2>,070 ...... ...... """
n,eoo
72,500 4\0,7>5 10l,4JB 2<l,ll2 117,1175 26,....
100,000
500,000 ooo,ooo 500,000 500,000
100,000 IOl,OOO 106,0'10 10'1,21) lU.5ll 115,021 119,400
40,000
119,400
I
ZJU,BID
I I
I
:U8,010
l, .......
""" 10.5.. o1, ,u ""'"
>10.540
1.567,0011
2,1.,,.,.
S10,<d1
15,000 n,zso 10.5011 s,o!J,ooz "'"" 1,0I4.lO' 1,2UJ,606
I - I - I - - I
I
61,4 ..
61,404
61,404
)0,747
... ,900
11.2,907
112,087
......
....... l>,!Qa
19,512
Jl,W> l0,5U ll,50B l5,6H
.......
67,106
67,106
28,502 20,)57 ......
ue,:u
6'>,212
ll,lU
'''""
"'""

ll,OOD
00,17> 94,...., 164,610 425,00> ZID,JOO
ue.on uo,477 u.J-n ue,4:u
506,100
loll,JB5 ll0,417 208,711l IJB,4:U H2.576
I
I
OJ,OOO 97,09 100,1.. 10J,II10 106,9H
J,I!U,20l
712,1100
- I - I - - I
>Ol,U>
7),421
7J,4Z7
......
179,000
146,11JJ
110, ...
""""
I
""''
J<,OJJ
151,250
I
I
ll>,444
1U,444
IU,95J
"''"'
155,701
40,ll0
40,110
"""''
B0,2l5
Jo,IOO
106,517
100,471
100,411

I lZO, .. I I
l,t<H,106
11..... 0 120,Hl
.......
.. , .. 1
ll,IUO
161,15)
.......
lM,>05
I
I
IU,9M
l,IIB4,192
......
42,561
""'"
B!,IU
178,701
110,10
110,10
,,, .. ,
>40,401
J,404,1166
58
I
I
. .....
26,>0J ......
01,015
.... .,
47,00J 4;!l,071
.......
41,00> ........ .
...... '"""'
186,020 421,4JJ
no,n6
>51,140 517,1161
01,015
05,005 07),607
05,000 57J,007
41,901 lB2,1l7
1 ... ,,
>l,W>
21>,726
4.. ..a ..... , 4l,lU 7l0,190
214,804 ...... ....... JJO,OO 4,640,000
2,000,000
175,151 IBO,DII 180,020 101,010 J,Z40,200
, _7011
40,000
115,l51 J6l,Ul 186,020 101,610 6,106,W>
I I I

I I I
550,752
1)00,1$0
lll,Oll IJ0,400 IW.52Z 14),7011 2,4J),OOO
"''"
"''"
B76,7JJ
lf>O,OII
550,0J1
9,610,) ..
'"-

5.50C,J20
>.16'>,271
.......
116,8<18 1,7U,(I50 4,000,,6 ),01J,D)O 1,>.. ,967 JI6,D"" U9,522 14J,700 24,)25,800
- I I I I - I - I - I - I
SPORT
February 16, 2007
'.';:.,
"
y Replacmen\
Production Suit!

I
'
'

Fiber Infrastrue\ure
Phol1o Switch Ropla<emont

Caolkl"'!
Joints
Bowl WaterProofing Pro] oct
Rubber Roof Replac..,.nt
Warning Track Drainage
300,000
B,ooo
"
"
Zo
600,000
5,000,000 10
4,300,000 14
>00,000
'
I

::
1,000,000
"

::
"
>oo,ooo
'
500,000
1,000,000
'
2,000,000
" 730,000
.. ,.. I
I '"'" I
.
'"'"
ooo,ooo
1,000,000
I I I I I
.

J,o>o,ooo
0>,0<5 ":"
........
. I . . . .
750,000
I I
I
1,900,150
7<1<>,002
"':'"
902,024
8, .......
I I I
I I I I I
.
I
.
I
I
.
6'1,2ll
''"'"'
71,21!0
. . I . . I . . . .
.. ,....
.
00,122
o5l,U7
59
0,>71,>20
I I
I I

t,eoo,m
......

.........
.. .... ,..,,
1>,000,7>0
I ..
. I
427,4,
21'-120
4,274,5>0
90,005
1,107,.500
I I I I I
3,404,000
""
000,000
1,000,<>00

JSO,OOO
February 16, 2007
Other (All ullmaled oosllare for convenallan only no balls)
Chlllod Woter Englnoerl119 Study 75,000 7S,ooo
Chilled Water/ Now s,ooo,ooo
Concourse Widening 5,000,000
Concrete
Concrete Eterlor Rcplaccml!nts 600,000
Elevator /Tra.t\ Chute lEa>! &
2,000,000
w .. t Locallonsl
Employ.. break Area 250,000
Fall ProtO<:IIMSr>l<m 250,01)(1 uo,ooa
Parking lot<
Lot ADev<lopmMI 2,000,000
LotJ&K RepairS 150,000
R09Uior RepairS 50,000
R=al&remlpe 1,000,000
" s"'urlty Office Epanslon 100,000
Wall Pad Rcpla<;emont 300,000
'"
Total Oth" (All nllmaltd
s,ooo,ooo
"""""
51,500
100.000
-
SJ,O<O 54,>
,, .. 2,727
cosb are for canvusatlon only- 1,050,000 5,710,!00 ...... l,l47,JJ
nolltlebasts)
Total
2,<100,000
6J,ll0 oo,u 07,100
4,0SO,IOl 6\,o
5,<100,000
"""' "'""
7),427 >J,&l'> 71,000 00,2)5
4U,Z10
"'""

OO,Ul
1,702.'ll
60
75,000
5,000,000
5,000,000
600,000
2,000,000
250,000
250,000
2,000,000
150,000
87,675 qo,J06 qs,aos 1,622,644
2,795,160
100,000
558,068 1,282,359
"'"'' 1,701,!.. 87,675 90,306 651,103 95,805 21,050,lbJ
Facility Operations, Evaluation'and Analysis Group
SPORT

RFP Addendum P-08-1213A

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