Rexall Renovation Study

Rexall Place Renovation Study
Northlands, Edmonton, Alberta
March 2007
Table of Contents Executive Summary .............................................................. 2 Design Goal .......................................................................... 7 Design Program .................................................................. 17 Existing Conditions & Renovation Concepts....................... 20 Appendix A: Program Comparison ....................................A-1 Appendix B: Cost & Constructability ..................................B-1
Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta
Page 1
Executive Summary
Intent of Study
Northlands engaged HOK Sport to perform a study to determine if Rexall Place could be renovated into an arena that would be comparable to current NHL arenas recently constructed or under construction. The purpose of this study is not to provide a design of an arena renovation, but to provide a concept that will allow Northlands to make decisions as to the future of Rexall Place. Cost and schedule issues related to a potential renovation are presented, but the feasibility of such a renovation may ultimately be determined by factors outside the scope of this study. Major questions addressed are:
1.
Can Rexall Place be renovated into a facility that would meet current arena standards with NHL as a major tenant? If it can be renovated, what is the magnitude of the cost of the renovation? How long would it take to renovate Rexall Place, considering the renovation work has to be done primarily during the off season?
2. 3.
Methodology
In order to establish a standard for comparison, Rexall Place was compared with a current NHL Facility as a benchmark. HOK compared the design program for the New Jersey Devils arena, currently under construction in Newark, New Jersey, with a program HOK developed for the current Rexall Place. Based on the deficiencies between the existing Rexall Place program and the Benchmark Facility, a detailed program for renovation was developed. In order to develop this program, HOK personnel toured Rexall Place, interviewed Northlands staff and representatives of the primary tenant, the Edmonton Oilers. Existing building drawings were measured electronically to determine the size of Rexall Place in its current condition. The program for renovation developed by HOK was used as a basis for the design concept for the arena renovation; utilizing a three-dimensional computer model of the existing arena overlaid with the benchmark program. Based on the program requirements, HOK determined that the most cost effective way to approach the design of the renovation was to maintain the existing structural frame, seating bowl, and roof of Rexall Place. Due to the age and condition of the rest of the major arena elements and concerns about existing inefficiencies of the internal relationships of existing spaces, the interior spaces would not be preserved.
Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta
Critical Findings
Building Program Considerations Areas of the building that were adequate compared to the Benchmark program were: seating capacity some event and back of house facilities (mainly due to the large warehouse addition) administrative space (since it is located in another building on the Northlands property). Every other area of the arena was below the benchmark facility standard. These critical areas included: concourses and circulation restroom capacity food service capacity numbers of premium seats the number, condition, and locations of luxury suites.* operational support spaces, such as loading and marshalling areas, were also inadequate in size and inefficient in location. The table below shows a summary of major program elements and how Rexall Place compared to the benchmark facility:
Seating Capacity Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Number of Luxury Suites Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Number of Premium Seats Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential
17,350 16,681 15,789
Overall Spectator Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Total Building Area (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Team Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential
210,200 163,537 241,578
78 64 92
718,714 497,700 681,091
2,524 3,500 5,500
21,231 19,107 22,219
* luxury suites for renovation is the Oilers required number not the number of a benchmark
facility and if the suites did follow the benchmark we would regain 1400 seats approximately which would put us at 17,189 seats which is less than 200 short of benchmark.
Renovation Cost Magnitude

Order of Magnitude Budget: $225 - $250 Million** (2008 Hard Costs Only) Based on conceptual drawings submitted by HOK 497,700 sf of renovated existing space 183,391 sf of built new space 681,091 sf of total space. Budget requires significant planning and collaboration with HOK and Northlands to derive the best construction execution plan.
Renovation Period
Issued For Construction drawing development and construction planning is concurrent: could be up to a year long more advanced planning, less impact to events held during construction. There would be a three year, six month to four year construction period after the development of Issued For Construction drawings. Blackout periods in Rexall Place from June to August (inclusive) during each year of construction; events during this time period would need to be cancelled or relocated. There would be limited access during the other eight months of each year of construction.
Recommendations
Based on HOKs experience with this building type, the extent of the modifications required to bring the building up to current NHL standards, and the condition of the existing building, it was determined that the building would need to be renovated from its structural frame up. The seating bowl would also be left intact and the current capacity would attempt to be maintained. Due to the extent of the renovations required, HOKs designers took the opportunity to completely redesign and reconfigure the internal building relationships, which had been compromised over the years because of lack of space and numerous previous renovations.
** Renovation cost magnitude has been updated for 2010 and is under $200 million
Also, the building was expanded to provide better circulation through more room for stairs, elevators, and wider concourses. The expansion also took pressure off the interior of the building allowing more restroom and food service facilities to be added. The expansion gave the building a new main entrance and exterior skin. This design approach allowed us to look at the building holistically. Rather bold design moves were made that would correct major deficiencies and create efficient interrelationships. Some of the issues addressed and corrected in this design concept are:

Circulation, both horizontal (concourses) and Vertical (stairs, escalators and elevators) Entrance Lobbies Restrooms Food Service And Retail Outlets Premium Seating Clubs And Restaurants Locker Rooms Press Facilities Loading Docks Maintenance, Storage And Marshalling.
HOK recommends that all of the building mechanical (HVAC), ice plant, plumbing and electrical systems be replaced for the following reasons:
1. 2.
Most are approaching the end of their service life. The extent of the proposed renovation would require significant modifications or supplements to any existing systems. Most existing systems are significantly less efficient and technologically inferior to current mechanical equipment. Since the building will be required to be expanded outward, and because of the extensive nature of the renovation required, the exterior of the building will be entirely new, significantly changing and updating the look of the building.
3.
4.
Other issues
Schedule Because there is no alternative facility for the primary tenant to play in, it was assumed the renovation work would take place in the NHL off-season, June through October. Assuming the arena could be closed for construction for the entire off-season, it is still anticipated that the renovation would take up to four off-seasons to complete. Some minor work may be able to take place during the season, but due to the extensive scope of the renovation, the contractor would need unlimited access to the building during the offseason. Some summer events held in the Arena, such as Capital Ex events and summer concerts, would have to be canceled or relocated.
Renovation vs. New Construction A renovated Rexall Place would be much better than the existing facility and provide additional revenue opportunities and fan amenities. However, it would not meet all the requirements established in the benchmark program, which reflects the realities of the renovation of a 30 year old building.
Next Steps
The cost of and inconvenience of such an extensive renovation must be compared to the feasibility of a new arena. HOK recommends that a feasibility study for a new building be performed. This feasibility study for a new facility would need to include:

The evaluation of several potential sites Costs of site acquisition Costs site infrastructure improvements, Availability of parking and public transportation accommodations Building construction costs and identification of other project costs An overall project schedule.
This feasibility study should contain a similar building program as proposed in this study. The new building study should be compared to this study of the renovation of the existing Rexall Place. A cost benefit analysis should be performed comparing the two scenarios.
Design Goals
Goal: Creating a better fan experience

Demand for greater value and more choices Creating identity, through spirit of place Better urban integration and connection Maximize revenue
Fans Want Comfort, Convenience & Connection Spacious and convenient circulation Multiple food services within public spaces Visual connection to the surrounding environment Public Amenities Public bars/Bowl connectivity Fan fun zones Operators/Teams Want Flexibility & Convertibility Well planned back of house Long-Term Durability Appropriate and lasting materials Terrazzo and tile flooring Maximized Revenue Premium seating diversity Premium amenities Food and retail choices Sponsorship and advertising Other Considerations Scale - Iconic Focal Points of Interest Fan interaction technology Retail components & non-game day revenue opportunities Ribbon Boards, Flat screens & WiFi Inside out and outside in Transparency looking from outside to the activity within & vice versa
Page 7
Spacious and convenient circulation
Multiple food services within public spaces
Page 8
Visual connection to the surrounding environment
Public bars/Bowl connectivity
Page 9
Public bars/Bowl connectivity
Fan fun zones
Page 10
Well planned back of house
Page 11
Appropriate and lasting materials
Terrazzo and tile flooring
Page 12
Premium seating diversity
Premium amenities
Page 13
Food and retail choices
Sponsorship and advertising
Page 14
Iconic Focal Points of Interest
Retail components & non-game day revenue opportunities
Page 15
Ribbon Boards, Flat Screens & WiFi
Transparency looking from outside to the activity within & vice versa
A catalyst for development
Page 16
Design Program
Meeting with Northlands Staff
Goals Space

Concourses Staff areas Team Money counting Catering Dressing Media Flexibility of house draping Program flexibility in improved customer experience Arrival Fan friendly Arrive early Food offerings
Other

Flexibility of space use More general public and corporate client food accommodations Improve safety of LRT experience (climate control connections) Improve drop-off overview all forms of access Improve traffic control back-up Improve signage Create exterior/interior marketing opportunities- provide a framework Create more exterior visibility - front door really south side Operationally north (Will-Call on this side) Gretzky statue very important - maintain strong presence +/-6,500 with other 5,000 onsite parking Like a stronger idea that the arena is branded as part of the Northlands bridge the current disconnect more thought of as "Oilers" place Big pride in "customer experience" for client the experience often overrides age of facility Promoters want: # seat Money conversions Cost power/staff Dressing rooms/back of house Covered loading dock Eliminate makeshift space Portable catering creates expense
Page 17
Issues Congestion not good concourse flow/lot of pinch points on concourse Comfort of some seats (blue seats at top) Portable make worse but locations are driven by revenue 3rd level flow improvement critical 5th also Diversity of offering Food courts Restaurants Restaurant/Lounges to improve food offerings higher end atmosphere South entry 60 to 70% patrons entry More space Could redirect to other entries not sufficient signage/PA Back-up impacts parking Limited accessible seats no increasing East/west location 48 spot/88 companion disbursement Special conditions Portable tents (more good weather affects parking) Infrastructure for technology One truck dock
Page 18
Meeting with Edmonton Oilers Staff

Goals Size of Arena: take building to 18,000 More premium offerings 65 now (suites) 100 possibly Location Optimum 18,000 capacity/100 possible (suites) 3,500 club seats now want increase Access to food and beverage huge reference to money Move spaces no room for hospitality Ideas (revenue) Party Suites (use more) Restaurant and Food Courts Lounges and Clubs Interconnection of premium Views of event from premium offerings Diversity of offerings Rental Spaces (flexible) Parking (now 4 people get parking) high commodity Team Facilities Office 5 miles west of here Would prefer to be on-site Staff of 90 100 Coach/GM here 2nd office Hockey lockers need space and renovation Lounge Fitness Theatre Family area needed Interactive areas "Alumni", "Hall of Fame" Branding of Building Press Box excellent but Press workroom needs improving Display accommodation TVs don't shoot team benches Bigger seats/more legroom Sightlines Respect team traditions
Page 19
Existing Conditions & Renovation Concepts
Coliseum LRT Station Parking LRT Line Rexall Place Arena
118 Avenue
Sportex
Pedway Entrance over 118 Ave
AgriCom
Footprint of a potential new arena
Rexall Place Site
Page 20
Existing Level One

Separate loading location for Commissary increases site congestion/inefficiencies Existing Warehouse Press Oilers Locker Room Loading and Trash on public side of site
Truck turnaround and Loading
Visiting Team Lockers Retractables - currently inoperable (outfitted with fixed seats) Staging and Marshalling Level one: Design goals Improve event capacity and flexibility: Improve truck access for load-in/load-out Larger marshalling, staging, event storage areas; Add drive-on capability to the event floor Consolidate back of house function in one area; Provide exterior access to an expanded club lounge Expand and improve the Oilers team facilities; Improve the press and broadcast facilities
Maintenance and associated space remote Service/Loading not consolidated Fit and finish out dated
Page 21
Renovated Level One

Oilers Locker Room Club Support Press Existing Warehouse removed New Retractable Seating
Club Lounge
Truck turn area
Double attack end
Club Restrooms
Loading Star/Officials Lockers Mechanical Visiting Team Lockers Staff Lockers Staging
Event Floor drive-on access
Page 22
Existing Mezzanine Level
Commissary and Kitchen on separate levels create inefficiencies
Mechanical Mezzanine: Design goals Event support and programmed areas relocated due to access inefficiencies Provides two-story high club lounge space Available for additional storage Available for future use Available for supplemental mechanical space
Page 23
Renovated Mezzanine Level
Existing Service Mezzanine
Permanent Seating (existing bowl)
Tunnel link from LRT
Page 24
Existing Level Three
Narrow Concourses create problems with congestion
Small Suites with less than optimal sitelines
Level three: Design goals Expanded concourses Additional toilets and concessions New south entrance lobby New stairs and elevators to all levels new public restaurant New, expanded kitchen and commissary Improved suites and suite seating Improved disabled access and seating
Vertical circulation within concourse path adds to congestion Difficult to orient oneself- limited exterior connections
Page 25
Concessions Restaurant Kitchen/Commissary
North Entrance
Renovated Level Three
Suites (32)
Open to Club below
Stairs/Elevator
Stairs/Elevator
Camera Platform
Disabled Seating Suite Lounge
Public Restrooms
Restaurant Stairs/Elevators South Entrance Lobby Pedway Bridge Access Tunnel from LRT
Page 26
Existing Level Four

Kitchen/Prep facilities typically consolidated for efficiency of staff Narrow concourses create problems with congestion Team Benches Layout of endzone spaces less than optimal
Media Lounge remote from press/event level
No 360 concourse circulation at this level
Level four: removed Level four has been removed because the seating bowl has been reconfigured to remove seating access portals and to provide, more efficient top-down access.
Page 27
Renovated Level Four
Level four: Design Goals Removed. See Page 27.
Page 28
Existing Level Five

Minimal lounge space behind suites
Non-optimal sightlines at Suites
360 concourse circulation limited
Level five: Design goals
Expanded concourses Additional toilets and concessions New stairs and elevators to all levels Two new club lounges with view to event 24 new suites Level four seating access portals removed -better sightlines- new level
five concourse access
Page 29
Renovated Level Five

Lounge with event view Suites (24) Public Restrooms Stairs/Elevators Concessions
Lounge with event view Concessions
Public Restrooms Concessions
Open to Lobby below Public Restrooms
Page 30
Existing Level Six

Kitchen remote from Main Commissary
Level six: Design goals Expanded concourses Additional toilets and concessions New stairs and elevators to all levels New suite holder lounges 20 new suites New press box and press support New public lounge with view to event
Page 31
Renovated Level Six

New Corner Suites (20) Existing Skybox Suites (16)
Suite holders Lounge Concessions Suite holder's Restrooms Public Restrooms Public Lounge with view to event
Stairs/Elevators
Public Lounge Concessions Press Support
Public Restrooms
New Press Box Existing Exterior Columns
Existing Upper Deck
Page 32
Existing Building Skin
Skin allows no interaction between inside/outside Entries unclear Concourse orientation difficult
Page 33
Building Expansion
Existing Roof Trusses
Existing condition
Page 34
Existing Building
Static exterior form

None of the internal event energy is evident on the exterior Entry lobbies/glass provide an opportunity to create a living room for the city
Page 35
New Building Skin
Page 36
Existing Building Section
Level 6 elev 68-0 Minnesota Wild Arena section is represented in red
Level 5 elev 52-8
Level 4 elev 36-0
Level 3 elev 20-0
Level 1 elev 0-0
Section Comparison between Minnesota Wild Arena and Rexall Place
Page 37
New Building Section
Existing and renovated
New addition
Existing Skyboxes
Level 6 - elev 68-0
Level 5 - elev 52-8

Proposed Lounge Area
Level 4 - elev 36-0

Proposed Level 3 Suites
Level 3 - elev 20-0
Level 1 elev 0-0
Section on North (Skybox) Side
Page 38
New Building Section New Building Section
Existing and New Existing and renovated addition Existing and New New renovated Existing and New renovated addition renovated addition addition
Proposed Press Box
Proposed Level 6 Suites Existing Upper Deck Alternate End Zone Upper Deck
Proposed new Upper Deck at End Zones Proposed Level 5 Suites
Level 6 - elev 75-7 Level 6

Level 6 elev. 65-8
Level 6 - elev 65-8
Level 5 Level 5 Level 5
Level 5

Proposed Level 3 SuitesProposed Level 3 Suites
Level 4 Level 4 Level 4
Level 4
Level 3 3 Level Level 3
Level 3
Level 11 1 Level Level Level 1

Section at Proposed End Zone Upper Deck Section on the south side Section at Corner Suites Alternate Section Maximum End Zone Upper Deck
Page 39
Appendix A
APPENDIX A Program Comparison

Program Summary
Seating Capacity Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Number of Luxury Suites Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Number of Premium Seats Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Food and Retail Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Event Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Operations Support (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential
17,350 16,681 15,789
Overall Spectator Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Total Building Area (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Team Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Circulation (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Media Facilities (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential Administration (sf) Benchmark NHL Arena (NJD) Existing Rexall Place Rexall Renovation Potential
210,200 163,537 241,578
78 64 92
718,714 497,700 681,091
2,524 3,500 5,500
21,231 19,107 22,219
68,040 39,496 72,834
179,550 75,878 198,599
21,975 21,254 18,814
19,157 5,531 7,986
94,311 39,018 66,715
10,505 1,036 9,041
A-1
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 1: SPECTATOR FACILITIES
Space Type Room Description Units Recommended SF Total NSF Actual Rexall Place Difference
Spectator Seating Approximately 17,500 seats will be provided in a hockey Hockey configuration, distributed across the following categories:
Comments on Rexall Place Accommodations for wheelchair and ambulatory disabled patrons and their companions shall be provided in accordance with the Canadian Law.
a. Lower Bowl seating, @ 20" min. width: - Includes 1650 Club seats, @ 21" min. width - Includes 120 Loge Box seats @ 24" w - Includes 144 seats for bunker suiteholders - Includes 400 end seats, behind stage, @ 20" w b. Club seats @ Suite Level (20" w) c. Suite seating, (21" min. width ): d. Restaurant tiered seats w/dining rail e. Upper Bowl seating, @ 20" min. width:
7,900
6.5
51,350
33,156
440 1,036 170 7,800
6.5 10.3 6.5 6
2,860 10,671 1,105 46,800
0 4,408 0 52,505 7,333 97,402
TOTAL CAPACITY Suites

Typical suite fit-out includes small serving area with sink, undercounter refrigerator, undercounter icemaker , closet, toilet room, (2) TV monitors, internet and an audio system.
17,346
112,786
3rd deck seating , p y Place -15,384 Seats/ Existing treads are 31'
Hospitality
a. Luxury Suites: - Suites seating 12 - Suites seating 16 - Suites seating 18 b. "Bunker" Suites c. Party Suites a. Owners' Dining Room (50 capacity)
Dining room for Owners' use, located between Owners' bunker suite and Owners' parking.
36 16 12 12 2 2
350 475 475 600 600 1,000
12,600 7,600 5,700 7,200 1,200 2,000
11,206 3,432 5,376 0 0 0
-1,394 32 level 3 suites -464 suite seats -4,168 12 level 5 suites - 120 seats -324 16 Level 6 suites- 192 seats -7,200 -1,200
b. Sponsors' Room, w/ bar and buffet

150 capacity in combination of dining/cabaret/lounge seating
1 1 2 1 1 2
3,000 150 120 1,000 80 60
3,000 150 240 1,000 80 120
- Pantry - Men's and Women's Restrooms c. Alumni Room, w/bar and light buffet - Pantry - Men's and Women's Restrooms d. Bunker Lounge
Bar at Event floor level, for bunker suite patrons and guests
e. Suite Level Bar

Includes bar, lounge area and row of bar stools @ drink rail seating approximately 80, w/full court view
6,240
6,240
1,817
-4,423 Allstars on level 6
- Men's and Women's Restrooms f. Cigar Bar

Includes bar, lounge seating, humidor and cigar lockers. Total capacity of 25 each.
2 2
240 800
480 1,600
204 0
A-2
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 1: SPECTATOR FACILITIES
Space Type
Club Lounge
Room Description Lounges with bar and upgraded concession stands. Lounge serves as concourse for club seats.
Units
Recommended SF Total NSF
Actual Rexall Place
Difference
Comments on Rexall Place
a. Club Lounge area b. Mens toilets:

6 w.c. (1:250 ) + 12 urinals (1:90 ) + 6 lavs (1:200 )
2 18 18 2 2
6,400 60 60 1,800 120
12,800 1,080 1,080 3,600 240
22,472 1,530 1,572 included above 1,253
9,672 450 492
North, East, 7 South Clubs, Concessions and support combined
c. Womens toilets:
18 w.c. (1:60 ) + 8 lavs (1:150 )
Suite Level Restrooms
d. Pantry and Bar e. Business Center Common restroom facilities will be provided on each Suite Corridor for suiteholder use, w/upscale finishes, fixtures
1,013 Corporate room on level 4
a. Mens toilets: b. Womens toilets: Public Restrooms Public restroom facilities will be provided based on an a. Mens toilets: 32 w.c. ( 1:250 ) + 87 urinals (1:90 ) + 39 lavs (1:200 ) b. Womens toilets: 130 w.c. ( 1:60 ) + 52 lavs (1:150 ) c. Family toilets Guest Services a. Primary First Aid Station b. Satellite First Aid Station c. Information and Lost & Found Booth d. Concierge @ Suite Levels e. Valuables locker/storage f. Lobby toilet rooms g. Customer service area to include transportation info and small mtg.room h. Group Sales ticket booth Entertainment a.. Promotions "stage"
Stage or platform viewable from seating bowl, where promo spots can be staged during breaks in game action
4 4
240 240
960 960
0 0
none for exclusive use of suites
119 130 8 1 1 4 4 1 2 1 1 1
50 50 70 600 250 200 120 180 100 200 75 150
5,950 6,500 560 600 250 800 480 180 200 200 75 150
5,449 6,441 218 204 228 153 0 0 0 0 0 0
-501 -59 -342 -396 -22 -647
b. Promotions Storage c. Promotions Storage Closets d. Kids' area w/video & other interactive games Hall of Fame SUB-TOTAL
design contingency multiplier (5% - excludes seating bowl)
1 4 1
1,500 100 1,200
1,500 400
1,431 0
-69 Mech storage on level 3
5,000 205,561 4,639 210,200 160,388 3,149 163,537 -45,173 -1,490 -46,663
TOTAL
A-3
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 2: FOOD and RETAIL FACILITIES
Recommended Space Type Room Description Units SF Total NSF Actual Rexall Place Difference
Comments
Concession
Concession Stands will be distributed at regular intervals on a. Public Concession Stands b. Club Lounge Concession Stands c. Vendor (hawking) Stations d. Portable Concessions e. Themed Food Court
89 11 8 2
100 100 200 1,000
8,900 1,100 1,600 0 2,000
12,320 3,278 1,875 0 0
3,420 2,178
All requirements to be verified by Food units=no.of points-of-sale @ 5 l.f.per POS units=no.of points-of-sale @ 5 l.f.per POS
275 level 2
Restaurants a. Commercial Restaurant, 300 capacity

Includes dining area and all front-of-house and back-of-house support space
7,200
7,200
With regular hours of operation. Confirm capacity
b. Members Restaurant, 350 dining capacity

Includes dining for 350 w/partial view of floor, 170 barstools @ drink rail and direct view to floor, reception, bar, restrooms, coat check and kitchen/office.
16,000
16,000
Open on event days only and for special
Food Service
a. Central Kitchen
to support concession stands and catering operations
1 1 4 1 5 1 2 1 1 1 4 1
6,000 6,000 375 700 350 2,000 1,000 150 3,800 1,000 400 1,500
6,000 6,000 1,500 700 1,750 2,000 2,000 150 3,800 1,000 1,600 1,500 64,800 3,240 68,040
4,248 9,077 0 0 0 938 3,239 above 803 568 below 1,269 37,615 1,881 39,496
b. Commissary c. d. e. f. g. h. a. b. c. d. Beer Pump Rooms Empties Storage Suite Pantries Vendor Office(s) Staff Lockers / Toilets Uniform Distribution Team Store Satellite Retail Store Novelty Stands Retail Storage
-1,752 kitchens on levels 4 and 6 0 Warehouse commissary complex on level 3,077 2 -1,500 -700 -1,750 -1,062 level 2 1,239 separate men's & women's -2,997 Allow for street access for non-game day -432 -231 2 mech storage location on level 4 -27,185 -1,359 -28,544
Retail Sales
SUB-TOTAL design contingency multiplier (5%) TOTAL
A-4
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 3: CIRCULATION

Space Type Room Description Recommended Units SF Total NSF Actual Rexall Place Difference
Comments
Lobbies
Concourses
Corridors
Vertical Circulation
a. Main Entry Lobby b. Secondary Lobbies c. Suite/Club Elevator Lobbies a. Main Level Concourse b. Upper Level Concourse c. Sponsor displays Designated display space off main concourse d. Exterior Balconies a. Service Corridor on Event Floor Level b. Suite Corridors c. Press Corridor d. Floor Access Tunnels e. Player Tunnels a. No. of 3500 lb. Passenger/Service Elevators: 7 b. No. of 10000 lb. Freight Elevators: 2 c. Stairs d. Escalators
1 2 3 1 1 4 4
9,300 6,300 0 50,000 45,000 200
9,300 12,600 0 50,000 45,000 800
10,283 1,485 30,717 28,278 0 0 0 1,502 0 0 0
983 2 entry lobbies -12,600 1,485 Club entrances -19,283 -16,722 upper level concourses -800
4 2
800 450
18,000 30,000 1,200 3,200 900
-18,000 now a club -28,498 -1,200 -3,200 -900 1 Freight Elevator 3 passenger Elevators: All Stars elevator, backstage elevator, south elevator
0 0 171,000 8,550 179,550 72,265 3,613 75,878 -98,735 -4,937 -103,672
10 Stairs? 6 escalators
A-5
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 4: EVENT FACILITIES
Comments
Event Floor
a. Possible Floor Configurations:

NHL Hockey - 85' x 200' rink (17,000 sf) Arena Football - 85' x 198' and 90' x 210' clear Basketball - 50' x 94' playing court; 70' x 134' clear (9,380 sf) Concert / Stage Shows / Circus - 85' x 200' Ice Shows - 85' x 200' Indoor Soccer - 15-25 m wide x 25-42 m long Wrestling/ Boxing Track & Field - 200m track requires 320' x 160' area Tennis
17,000
17,000
17,000
0 Rink size is actually 16,360 w/ radi
Hockey
Performers
Control Rooms
NOTE: minimum overhead clearance to be: 90' a. Player Benches b. Penalty Boxes c. Penalty Timekeeper Box (4 people) d. Goal Judge's Box a. Star Dressing Rooms - Large b. Star Dressing Rooms - Small c. Green Room/ Family Lounge a. Scoreboard Operator Booth b. Sound and Light Booth c. Organist booth d. Video Board Control Room e. Equipment Room (audio system, television )
2 2 1 2 2 2 1 1 2 1 1 1
180 30 30 9 600 350 0 120 120
360 60 30 18 1,200 700 0 120 240 0 500 500
360 60 30 18 2,422 0 50 50 0 275
0 0 0 0 1,222 5 dressing rooms; 484 ea. -700 0 -70 @ Press Level -190 one @ press level, one @ lower bowl can be combined w/sound booth @ press level 0 -225 @ Press Level -500 0
500 500
Event (Show) Facilities a. Office(s) for use by outside show personnel b. Crew Lounge c. Crew Locker Area (unisex) d. Crew Laundry e. Crew Toilet Rooms SUB-TOTAL
design contingency multiplier (5% - excludes event floor)
1 1 1 2
500 150 120 120
0 500 150 120 240 21,738 237 21,975
786 0 0 0 0 21,051 203 21,254
786 production room north/south -500 -150 -120 -240 -687 -34 -721
TOTAL
A-6
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 5: TEAM FACILITIES
Comments
Home Lockers-
The Home Team locker room suite includes the following a. Changing Room with (26) 18" lockers b. Players Lounge c. Locker Room with (26) 36" lockers + (3) 48" lockers d. (10) Showers + (4) wc. + (4) urinals e. Grooming area with (5) lavs and cont. mirror f. Sauna g. Steam Room h. Cold Pool i. Treatment Room / Hydrotherapy j. Trainers office k. Training staff change room? l. Medical room m. Training storage n. Team Equipment Work Room/Skate Sharpening - equipment managers office - equipment storage room o. Stick Work Room p. Coaches offices (1 head + 3 assistants) q. Coaching staff change room (4) 36" lockers; 1 wc; 1 urinal; 1 lav; 1 shower r. Coaching staff meeting room s. Video technicians room/ tape storage t. Video recording room t. Weight training room u. Laundry v. Circulation w. Family Lounge
with play area for children and restrooms
13,356 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 1 1 1 1 1 1 1 1 260 650 1,200 620 200 120 120 80 600 150 125 200 75 500 200 400 150 300 150 300 100 200 150 1,600 300 870 1,000 260 650 1,200 620 200 120 120 80 600 150 125 200 75 500 200 400 150 300 450 300 100 200 150 1,600 300 870 1,000
10,920 Above total NJD arena
Visitor Lockers NHL Hockey
The locker room suite includes the following spaces: a. Changing Room b. Locker Room with (26) lockers c. (10) Showers + (3) wc.+ (3) urinals d. Grooming area with (4) lavs and cont. mirror e. Coaches' Office f. Treatment Room g. Work Room h. Drying Room i. Storage j. Circulation k. Players' Families Lounge 1 1 1 1 1 1 1 1 1 1 260 900 540 200 250 300 200 200 180 500 260 900 540 200 250 300 200 200 180 300 500
3,830 Total NJD visitors 991
208 616
A-7
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 5: TEAM FACILITIES
Comments
Auxiliary Lockers Additional locker rooms for Tournaments or minor league hockey team. a. (20) 24" lockers b. Grooming area w/ 10 Showers + 4 wc. + 4 urinals + 6 lavs c. Taping/treatment space d. Coaching Office e. Circulation Officials Lockers The officials locker rooms include the following spaces: a. (4) 36" lockers plus stretching area b. 2 Showers + 1 wc. + 2 urinals + 2 lavs c. Meeting Room Common X-ray facilities
4 2 2 2 4
500 620 140 150 100
2,000 1,240 280 300 400
2,265 0
X-Ray SUB-TOTAL
1 1 1 1
400 250 150 450
400 250 150 450 20,220 1,011 21,231
761
800 NJD total
0 18,197 910 19,107 -2,023 -101 -2,124
design contingency multiplier (5%) TOTAL
A-8
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 6: MEDIA FACILITIES
Comments
Media Support
a. b. c. d.
Work Room - Print Reporters Work Room - Radio Reports Digital Editing Workroom Dining Area
1 1 2 1 1 2 1 1 5 1 150 4 4 1 1 2 1 2 2 1 1 1 4 4 1 8
600 150 150 2,000 300 250 250 200 1,200 150 13 150 80 200 120 120 200 300 150 120 1,500 200 300 35 0 0 0 0 0 0 0 0 12
600 150 300 2,000 300 500 250 200 6,000 0 150 1,875 600 320 200 120 240 200 600 300 120 0 1,500 200 1,200 140 0 0 0 0 0 0 0 0 180
569 0 0 0 0 0 0 0 1,158 0 0 2,169
e. Mobile Unit Multi-Purpose Room f. Press Toilets g. Media Check-In h. Secured Storage i. TV Truck Parking (5 interior @ 20' x 60', 2 exterior) j. Satellite Up-link & ENG (2 exterior @ 200 s.f.) k. Patch panels/ broadcast connections Press Box a. Writing Press Room - seating for 150 writers b. TV Broadcast Booth(s) c. Radio Broadcast Booth(s) d. Off-Ice Officials Booth e. Replay Booth f. GM Booth(s) g. Copy / Work Room h. Press Toilets (men 2 wcs, 4 urinals, 3 lavs each) (women 3 wcs, 3 lavs) i. Secured Storage j. Press Overflow (Playoffs) Interview Facilities a. Multi-purpose/ press conference room b. Remote broadcast studio c. Interview Rooms Fixed camera boxes/platforms shall be located at the a. Ice-level positions b. Low-level Center (LLC) c. Mid-level Center (MLC) + Mid-level Reverse (MLCR) d. Mid-level Corner (MLCR) + High-level Corner (HLC) e. Mid-level End (MLE) f. Low-level Slash (LLS) g. High-level End h. Roof truss beauty shots i. Unmanned Fixed Camera Positions j. Still Photo Positions Spot light platforms shall be located at the following positions: a. Cross Court b. Corners c. End zones a. Catwalks - included in net-to-gross factor
Area designated in east staging
Total are a of catwalk pressbox
1,097 275 0 Television room limit seat kills as much as possible
Camera Locations
4 2 4 2 2 6 15
locate directly above goals locations vary locate at ice level
Follow Spots
Catwalks SUB-TOTAL
design contingency multiplier (5%) TOTAL
18,245 912 19,157
5,268 263 5,531
-12,977 -649 -13,626
A-9
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 7: BUILDING OPERATIONS
Comments
Event Personnel
a. Office(s) for use by outside show personnel b. Lockers for use by Event Staff - 160 half-height lockers 2 1 1 1 2 1 2 1 1 1 1 1 4 1 1 1 1 1 1 1 2 1 1 2 1 1 1 1 1 12 1 4 1 1,000 150 180 200 120 600 600 5,000 5,000 5,000 100 20,000 800 800 100 500 100 2,400 80 400 85 80 150 200 350 3,000 2,000 5,000 750 80 500 150 150
0 2,000 150 180 200 240 600 1,200 5,000 5,000 5,000 100 20,000 3,200 800 100 500 100 2,400 80 400 170 80 150 400 350 3,000 2,000 5,000 750 960 500 600 150
Building Staff
Event Storage
Dock / Staging
Ice Support
Security
c. a. b. c. d. e. a. b. c. d. a. b. c. d. a. b. c. d. a. b. c. d. e. f. a. b. c. a. b. c. d. e.
Uniform Distribution Operations Supervisor office Reception Area Other Offices Staff Break Room Lockers for use by Building Staff Court Equipment Storage (goals and nets ) Hockey Equipment Storage (dasherboards ) Concert and Other Event Equipment Storage (tables, Technical Equipment Storage (microphones, etc. ) Staging / Marshalling Area Loading Dock (3 doors + 1 drive-through) Trash Compactor/ Dumpster Office Zamboni / Ice Equipment / Ice Dump Ice Control Office Ice Plant Paint Storage Room Security Office Detention Rooms Toilet Lockable Storage Command Post Central Command Center Maintenance Shops Maintenance Storage General/Team/Office Storage Central Janitorial Supply Storage Distributed Janitor Closets Building Laundry Trash Collection Rooms Recycling Rooms
2,918
East back staging 4,471 25,768 "big room" East back staging
542
(2) Zambonis
located @ front of bowl at opposite ends, to allow view of entire bowl located at Service Level
Maintenance
w/lockable internal cages as desired
Janitorial
A-10
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 7: BUILDING OPERATIONS
Comments
M/E/P
a. Mechanical Rooms b. Boiler Room c. Chiller Room d. Main Electrical Service Entry e. Electrical Switchgear Distribution f. Electrical Sub-Station "A" g. Electrical Sub-Station "B" h. Emergency Generator Room i. Electrical Closets j. Show Power panels k. Main Tele/data Room l. Tele/data closets m. Fire Pump Room n. Fire Sprinkler Shut-Off Room o. Elevator Equipment Room(s) p. Secondary AHU Rooms (service level)
4 1 1 1 1 1 1 1 24 2 1 24 1 1 4 2
2,500 500 1,600 1,000 750 1,050 1,050 1,000 150 80 650 150 500 200 200 1,000
10,000 500 1,600 1,000 750 1,050 1,050 1,000 3,600 160 650 3,600 500 200 800 2,000 89,820 4,491 94,311 1,852 1,609
all MEP space to be verified w/consultant
37,160 1,858 39,018
-52,660 -2,633 -55,293
A-11
Program Comparison: Rexall Place/New Jersey Devils Arena CLASSIFICATION 8: ADMINISTRATION

Comments
Arena Operations Offices and support areas for Arena Administration Ticket Office a. Box Office Ticket Windows b. Office for Ticket Manager c. Office for Assistant Manager d. General office/ work room e. Vault/Ticket Storage f. Counting Room g. Toilet room h. Ticket Call Center (for 6 operators) i. Computer room j. Break area/ lockers k. Circulation Advanced Ticket a. Advanced Windows within Building SUB-TOTAL design contingency multiplier (5%) TOTAL
5500 20 1 3 1 1 1 2 1 1 1 4 50 180 125 500 125 240 80 300 225 200 50 1,000 180 375 500 125 240 160 300 225 200 1,000 200 10,005 500 10,505
0 987
at another northlands location
locate 2 windows together, at Main and 987 49 1,036 -9,018 -451 -9,469
A-12
Program Comparison: Rexall Place/New Jersey Devils Arena SUMMARY

Recommended Units SF Total NSF Actual Rexall Place Difference
Comments
SUB-TOTAL PART 1: SPECTATOR FACILITIES SUB-TOTAL PART 2: FOOD and RETAIL FACILITIES SUB-TOTAL PART 3: CIRCULATION SUB-TOTAL PART 4: SUB-TOTAL PART 5: SUB-TOTAL PART 6: SUB-TOTAL PART 7: EVENT FACILITIES TEAM FACILITIES MEDIA FACILITIES OPERATIONS SUPPORT
210,200 68,040 179,550 21,975 21,231 19,157 94,311 10,505 624,969 93,745
163,537 39,496 75,878 21,254 19,107 5,531 39,018 1,036 364,857 132,843
-46,662 -28,544 -103,672 -721 -2,124 -13,626 -55,293 -9,469 -260,112 39,097 36.4% Percent NTG of existing building -221,014 Exiting building measured
SUB-TOTAL PART 8: ADMINISTRATION
BUILDING TOTAL NET S.F., PARTS 1 - 8 ABOVE (NO PRACTICE RINK)

+ NET-TO-GROSS MULTIPLIER (+15%) y , p
thicknesses
GROSS SQUARE FOOTAGE ESTIMATE
718,714
497,700
A-13
Appendix B
APPENDIX B Cost & Constructability1

Based on the information provided by PCL, it is felt that Rexall Place can be renovated, however, the impact to revenue generating events may be significant over the life of the construction schedule. Additionally, the general design of the expansion will have a significant effect on whether this project is viable or not. A renovation of this nature could take upwards of 3 to 4 years; the length a result of major events interrupting the sequence of construction.
Disruptions to Rexall Place Operations To facilitate construction, Rexall Place would be required to shut down for periods of time, periods long enough to realize significant structural advances and new permanent access and egress areas for both patrons and loading I unloading. Alterations in construction methods and sequences can be made to achieve preset major event dates. In order to evaluate the disruptions, further design is required along with a list of events over a 3 to 4 year period. In addition, the list should indicate which events can be canceled. A cursory review of tenant impacts during construction produced the following list (during major events):

Food and beverage sales. Loss of revenue due to canceled events. Foot traffic flow to concession areas. Possibility of pinch points affecting traffic flow on concourse areas. Access from LRT to Rexall Place. Access to & from Loading docks and event loading areas. Available parking and site traffic congestion. Access to facility during major events. Vehicular traffic congestion from the site to surrounding road systems. Emergency exits.
Constructability and Logistics Schedule As noted above, a renovation of this size and nature would span 3 to 4 years; a significant reason being the integration of major events during construction creating the necessity for public mobility and safety and event management solutions. Without further discussion or drawings and a general scope of work description, a schedule for the Rexall project from Contract Award to Completion of Finishes might be approximately 3.5 to 4 years.
1
The information in Appendix B is a synopsis of correspondence and presentations developed by PCL.
B-1
Impacts on Constructability In addition to the tenant impact noted, the following list of items need significant review on their impact to cost, schedule, facility events, and safety: Proximity of the expansion outer walls in relation to the LRT and 118th Avenue. Construction of the enclosed environmentally controlled space around the LRT entry point, whether above or below ground. Coordinating the removal of the existing exterior wall system with erection of new structure. The integration of the existing structure to the new structure. Availability of manpower during construction. Is the new construction a separate surrounding structure attached to the existing, or seamlessly integrated? Phasing Sequence, or phasing, of the construction would depend on events surrounding the renovation period. Initial thoughts are: Phase 1: Phase 2: Phase 3: Demo/reconstruct new & temporary entrances to main bowl and loading areas. Construct and finish new outside ring. Construct tie-ins to existing buildings Relocate interior concessions I retail affected by renovations to existing spaces to outside ring. Renovate existing building levels.
New Footprint Construction:
moderate to minimal disruption to facility operations. Facility service points, egress & entrances, will have special design considerations Interior concourse areas are phased Relocations will be phased over to new space.
B-2
Existing Area Construction:

Virtually all areas are affected by the renovations. Interior bowl structural & remodeling work occurs during Blackout Periods. Float Space is required to facilitate relocation of existing facilities. Hoarding within existing Concourse Areas will be significant and visible during events.
Order of Magnitude Budget With the information available, PCL has assembled an Order of Magnitude budget of $220 to $250 million (2008 dollars, NIC GST). Qualifications No parking superstructure (parkade) allowed for, only remediation to areas affected by construction. No FF&E or Food & Beverage allowed for. Assumes availability of appropriate work force.
Next Steps This budget takes a high level approach to the question of is it possible. As noted, a number of questions require further review before the answer becomes clear. Constructability and logistics topics should be discussion with HOK and venue and event-related issues with Northlands. To move forward a meeting is recommended between PCL, Northlands and HOK to further review the constructability and phasing options. PCL would be pleased to submit a proposal to provide construction planning and budgeting for additional I revised schemes.
B-3

Rexall Renovation Study

Uploaded by

Copyright:

Available Formats

Rexall Renovation Study

Uploaded by

Document Information

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Rexall Renovation Study

Uploaded by

Copyright:

Available Formats

Rexall Place Renovation Study

Northlands, Edmonton, Alberta

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta

17,350 16,681 15,789

210,200 163,537 241,578

718,714 497,700 681,091

2,524 3,500 5,500

21,231 19,107 22,219

Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta

Renovation Cost Magnitude

Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Spacious and convenient circulation

Multiple food services within public spaces

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Visual connection to the surrounding environment

Public bars/Bowl connectivity

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Public bars/Bowl connectivity

Fan fun zones

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Well planned back of house

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Appropriate and lasting materials

Terrazzo and tile flooring

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Premium seating diversity

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Food and retail choices

Sponsorship and advertising

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Iconic Focal Points of Interest

Retail components & non-game day revenue opportunities

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Ribbon Boards, Flat Screens & WiFi

A catalyst for development

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Meeting with Edmonton Oilers Staff

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Existing Conditions & Renovation Concepts

Coliseum LRT Station Parking LRT Line Rexall Place Arena

Pedway Entrance over 118 Ave

Footprint of a potential new arena

Rexall Place Site

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Existing Level One

Truck turnaround and Loading

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Renovated Level One

Truck turn area

Double attack end

Event Floor drive-on access

Renovation Study Report - HOK Sport Rexall Place, Edmonton, Alberta

Existing Mezzanine Level

Commissary and Kitchen on separate levels create inefficiencies