SOUTH DAKOTA BOARD OF REGENTS. Full Board ******************************************************************************

Transcription

1 SOUTH DAKOTA BOARD OF REGENTS Full Board AGENDA ITEM: 14 DATE: October 9-, 13 ****************************************************************************** SUBJECT: South Dakota State University New Football Stadium Facility Program Plan South Dakota State University requests approval of its New Football Stadium Facility Program Plan at an estimated cost of $60,000,000 to $65,000,000. This project was identified in SDSU s 25 Master Plan for Athletic Facilities reviewed by the Board in October. The Board approved SDSU s Preliminary Facility Statement for the new football stadium in June 11. The building committee met in September 13 and authorized the selection process for a Construction Manager at Risk for the project so better cost estimates could be developed. All costs to date were to come from private funds. The new 18,000 seat stadium will be constructed on the existing Coughlin Alumni Stadium site and will require phasing so that the existing stadium remains operational during construction of the new facilities. The new stadium will cover approximately 277,000 square feet of space. This includes 5,000 square feet of grandstand space, 62,000 square feet of enclosed seating areas, suites, and related club areas, 1,000 square feet of restroom, concession, press box, retail, support, and locker facility space. The footprint of the new stadium will be larger than the current stadium. Seating will be distributed along the west, south and east sides of the field. The west side of the stadium will encroach on the existing parking lot. The east side of the stadium will encroach on the football practice field east of the current stadium. Entrances to the stadium will be provided on the southwest, southeast and northwest corners of the stadium. An enclosed grade level concourse will direct pedestrian traffic to seating, concessions, restrooms and upper levels. (Continued) ****************************************************************************** RECOMMENDED ACTION OF THE EXECUTIVE DIRECTOR Approve SDSU s Facility Program Plan to move forward with a New Football Stadium project at an estimated cost of $60,000,000 to $65,000,000. Funding for this project will come from the sale of revenue bonds subject to approval of a viable financial plan for $,000,000 debt serviced with revenues from amenity seat agreements, season ticket sales, sponsorships, concessions, and facility use fees. The remaining $,000,000 to $15,000,000 of funds will come from continued sponsorship fund raising and private donations to the SDSU Foundation. The project scope is to include all necessary parking improvements and infrastructure needed to support the facility operations.

2 SDSU New Football Stadium Facility Program Plan October 9-, 13 Page 2 of 2 The stadium bowl will concentrate club, loge, and enclosed suite seating on the west side of the facility. Reserved seats will be available on both the east and west sides of the stadium. The west concourse will provide access to concessions, restrooms, food service support, a retail store, the University Police Department, ticketing, and game day administrative support spaces. The west concourse will also provide vertical access to club seating, suites, press box facilities, loge access, and upper level access to reserved seating. Fully enclosed concession, restroom, and support facilities will be insulated, heated, and air conditioned. Club facilities and concessions will be provided at an elevated second story level. Suites will be provided at the third story level. Suites are likely to provide outside seating that will also provide weather protection from rain and wind for loge seating. The press facilities and some suite functions will be provided at the fourth story level. Additional project information can be found in SDSU s attached Facility Program Plan document and detailed schematic drawings. Funding for this construction project will be from private donations, sponsorship revenues, and proceeds from revenue bonds. At the current time, a target of $,000,000 in revenue bond sales debt serviced by amenity seat agreements, season ticket sales, sponsorships, concessions, and facility use fees. The remaining $,000,000 to $15,000,000 of funds will come from continued sponsorship fund raising and private donations to the SDSU Foundation. Conversations are being initiated with student leadership on their possible involvement in supporting operations as authorized under Board action approving the Preliminary Facility Statement in June, 11

3 ATTACHMENT I 3 FACILITY PROGRAM PLAN NEW FOOTBALL STADIUM SOUTH DAKOTA STATE UNIVERSITY SDSU requests approval of this Facility Program Plan to continue planning a new Football Stadium that will replace Coughlin Alumni Stadium. The Preliminary Facility Statement (PFS) was approved at the June 11 Board of Regents meeting. This authorized formation of a building committee, selection of a design team, and planning only for schematic design. The Building Committee selected Architecture Incorporated, Crawford Associates (sports facility design consultant), and CH Johnson (financial consultant) in September 11. The Building Committee received a briefing on the project on September 18, 13, and has approved beginning the selection process for a Construction Manager at Risk for the project. A. PROGRAMATIC JUSTIFICATION FOR DISCRETE SPACES: South Dakota State University s plan for continued development of its intercollegiate athletic facilities includes a New Football Stadium as a priority of the future plans. Architecture Incorporated, Crawford Associates, and CH Johnson pursued architectural programming and conceptual schematic design through 11 and into 12. A draft architectural space program, schematic design and a preliminary market assessment and financial pro forma was completed in July 12. SDSU and the design consultants have been engaged in an interactive iterative process of reviewing and revising the conceptual schematic design, the market assessment and the financial pro forma for both construction and operations of the new stadium. SDSU proposes a project to build a new stadium to replace 11,000 seat Coughlin Alumni Stadium. The project will include the following program elements necessary for a modern, contemporary facility, with the amenities expected and required for its financial success. Features of the stadium will include: Seating capacity will be approximately 18,000 seats (mixture of 1,666 reserved seats (suite, club, loge, and alumni club seating), 3,000 compensatory seats, and 13,334 seats for general admission). Seating will be distributed on the west, south, and east sides of the field. The stadium will be designed for future expansion. The reserved seats include approximately 27 enclosed suites including 4 executive suites, 23 communal suites, 156 Loge seats, and 1,128 premium club seats on the west side of the stadium. Restrooms will be provided appropriate to the stadium seating capacity. Restroom facilities will exceed minimum building code requirements and be proportioned for sports facility use, particularly football game program requirements.

4 ATTACHMENT I 4 Concessions appropriate to the stadium seating capacity and combination of general admission seating, reserved seating, and suites. The number of points of sale for concessions will change dramatically. The basis for planning the stadium indicates that one point of sale for approximately 0 general seating spectators and one point for approximately 0 reserved seating spectators should be provided. The points of sale will include fixed and portable concession location points and multiple locations adjacent to or within enclosed suites. The concessions and suites will be supported by kitchen, food distribution, and loading/unloading facilities at the ground level of the stadium. Press and media areas will be required. These include radio and television broadcast spaces, writing press space, coaching observation spaces, telecommunications support, and camera support. Game day support facilities will include first aid space, administrative office areas, ticketing offices, official s locker room, and visiting team locker facilities. Two other program areas will be planned for the stadium. One will be a retail store featuring University spirit goods. Approximately 1,0 sf of space is being allocated within the program for this function. The second will be the University Safety and Security office, including the University Police Department (UPD), which will be relocated from their current location in the Alvilda Maye Sorenson Building to the new stadium. UPD plans to seek accreditation through the International Association of Campus Law Enforcement Administrators (IACLEA). The facilities will be designed to meet evidence holding, interview rooms, office space, squad rooms, and Department of Justice storage requirements appropriate to the accrediting agency. The estimate is for approximately 5,700 sf of space for UPD. The grass football field will be replaced with an artificial turf field with an under-turf drainage field. The existing scoreboard will be relocated to the south, outside the footprint of the south grandstand seating. The existing scoreboard will be relocated south of its current location. General support facilities required for the stadium will include loading dock, general storage, mechanical rooms, electrical & computer rooms, and a circulation concourse. B. GROSS SQUARE FOOTAGE: The facility will include open air concrete grandstand seating of approximately 5,000 sf. Enclosed seating areas, suites, and related club areas will total approximately 62,000 sf. Restroom, concession, press box, retail, support, and locker facilities will total 1,000 sf. The overall facility will cover or enclose approximately 277,000 sf of space. C. SITE ANALYSIS: The new stadium will be constructed on the site of Coughlin Alumni Stadium. The project will require phasing so the existing stadium remains operational during construction of the new facilities. Two potential timetables of the project are possible. A standard approach to phasing the project is estimated to result in completion in a little less than 36 months. The first phase would begin at the end of the 14 football season and would include the construction of the east and south side seating and the west infrastructure for press box and suites. A portion of the west section of the stadium (press box, suites, concourse, and concessions) lies outside the footprint of the existing stadium, so

5 ATTACHMENT I 5 can be constructed immediately, while the existing facility is occupied. The second phase would commence after the conclusion of the 15 football season. The second phase would construct the west side stadia and install the artificial turf field. Under this approach construction would be entirely completed for the opening game of the 16 football season. An accelerated approach would be to initiate the phase one construction (east seating and press box and suites on west side) as early as possible in the spring of 14, with completion of seating on the east side of the stadium prior to the 14 football season. The second phase would begin immediately upon completion of the 14 season and complete the south stands, press box, suites, west stadium, and the new turf field by the beginning of the 15 football season. The footprint of the new stadium will be larger than the current footprint. North Campus Drive, a primary street serving the campus will not require relocation due to the project. The west side of the stadium will encroach on the existing parking lot. The east side of the stadium will encroach on the football practice field east of the current stadium. Utilities serving the existing stadium will be upgraded as needed. A sanitary sewer main crosses the middle of the football field under the stadium. SDSU will examine possible relocation of this sewer main outside of the footprint of the stadium. The water service main serving the Dykhouse Student Athlete Center and the Sanford- Jackrabbit Athletic Complex will be used to serve the fire protection and water service requirements of the New Stadium. The high voltage electrical loop immediately north of the Sanford-Jackrabbit Athletic Complex will be tapped to serve the new stadium. Storm drainage will be managed through direction of building runoff, field surface drainage, and general surface drainage to underground storm sewers west of the existing stadium. Available parking space within a 15 minute walk of the stadium has been analyzed. Adequate parking is available for game day use. The project construction activities are likely to disturb all parking west and northwest of the stadium. Parking for approximately 6 vehicles will be replaced as a component of the scope of the project. As the campus continues to develop, other parking areas will be developed that will also conveniently support stadium use. Geotechnical reports have been completed. The stadia construction will be precast concrete supported by concrete columns and beams or structural steel. The construction manager at risk will assist in conducting a value engineering analysis of seating construction and structural options re: precast concrete stadia vs. steel & aluminum stadia. The concentrated loads from the structure will be supported by concrete spread footings of increased size and thickness. Further analysis of potential building deflection and uniform control of potential building settlement will determine specific sizes and any requirements for soil stabilization. D. DESCRIPTION OF KEY BUILDING FEATURES: The new stadium will be constructed in the same location as Coughlin Alumni Stadium. Existing steel scaffolding type seating on the east side, aluminum bleachers in the south end zone, and precast

6 ATTACHMENT I 6 concrete seating on the west side will be replaced. In the preliminary design phase value engineering of the types of seating will be undertaken to choose the appropriate seating for each side of the facility. The design is a modified bowl of seating with seating on three sides, and an open section in the southwest corner near the primary entrance to the Stadium. Entrances to the stadium will be provided on the southwest, southeast, and northwest corners. The stadium bowl will concentrate club, loge, and enclosed suite seating on the west side of the facility. Reserved seats will be available on both the east and west sides of the stadium. The design includes a grade level enclosed concourse to direct pedestrian traffic to seating, concessions, restrooms, and upper levels. The concourse will be connected to the seating bowl via grade level corridors. The west concourse will provide access to concessions, restrooms, game day support facilities, food service support, a retail store, the University Police Department, ticketing, and game day administrative support spaces. The west concourse will also provide vertical access to club seating, suites, press box facilities, loge access, and upper level access to reserved seating. The east and south concourse will be an exterior concourse providing access to concessions, restrooms, and visiting team locker facilities. The construction of the stadia will be structural steel or concrete columns and framing, and either steel & aluminum or precast concrete stadia. Weather protected framing will be structural steel with bar joists and structural steel decking. Most exterior and interior walls will be constructed of concrete block, with limited use of brick and prefinished metal paneling. Fully enclosed concession, restroom, and support facilities will be insulated, heated, and air conditioned. Club facilities and concessions will be provided at an elevated second story level. Suites will be provided at the third story level. Press facilities and some suite functions will be provided at the fourth story level. Suite are likely to provide outside seating that will also provide weather protection from rain and wind for loge seating. Seating between the yard lines will be chair backed self-rising fixed seats. Bench seating will be provided outside of the yard lines and in the south end zone. The design and rake of the seating stadia will provide unobstructed sight lines throughout with full view of the field from sideline to sideline and full end zone visibility for all seating. ADA and companion seating will be provided at all different types of seating locations (general admission, reserved, loge, and suite). Food preparation facilities will include receiving and storage areas, recycling area, dry storage, walk in freezers & coolers, food service staging, kitchen, dish washing, locker & uniform areas, and chair/table/kiosk storage. Food preparation and storage areas shall have separate vertical service to club and suite level food service venues. Food preparation facilities will be designed for food assembly, plating, and staging. Food preparation, cooking, and cook to serve for concessions and club level will take place off site. Food services to suites may include cook to serve equipment and facilities. Retail facilities will include a team store, portable novelty stands, and general retail storage. Press box and media facilities shall include television broadcast booth, home radio booth, visitor radio booth, internet/web based broadcast booth, public address/score keeper/statistician booth, home &

7 ATTACHMENT I 7 visiting coaches booths, press lounge, press interview space, video production space, electrical service area, and restroom facilities. Media and service access shall be independent of public access. Locker rooms will be provided for visiting teams and officials. Ticketing windows and box office facilities shall be provided for support staff. Administrative support offices will be provided for game day activities. Various spaces will be required for operational support, including custodial, telecommunications, mechanical, electrical, food services, sound system, and stadium lighting. E. ILLUSTRATIVE FLOOR PLANS: The following attachments are included to illustrate the schematic design: o Site Plan o Main Concourse Plan o Club Level Plan o Suite Level Plan o Press Level Plan o Perspective Images F. INITIAL COST ESTIMATES: The schematic cost estimate of the project is in the range of $60 to $65 million. The estimated costs are total project costs and include: o all construction costs, demolition costs, and costs for fixed seating, signage, electronic audio, video, telecommunications, computer systems, sports lighting, parking and utilities; and o soft costs including the professional design and consultant service fees, soil borings and site development, project administration and management, food service equipment, point of sales systems, furnishings and signage. Estimated costs of primary categories of costs that include all items shown above are as follows: o Building Construction - $51,000,000 to $53,000,000 o Parking/Site development - $ 1,0,000 o Furnishings & Equipment - $ 2,000,000 to $ 2,0,000 o Professional Consultants - $ 3,0,000 to $ 4,000,000 o Project Administration - $ 1,0,000 to $ 1,0,000 o Project Contingency - $ 2,000,000 to $ 2,800,000 o Total Project Costs - $61,0,000 to $64,700,000 G. IMPACT TO M&R: The Financial Plan of the stadium will have two distinct but overlapping components; a plan to finance the total project construction (hard and soft costs) of the stadium and a plan to fund operating

8 ATTACHMENT I 8 and maintenance costs. The overarching principles of the plan are to build only what is affordable and to build only what can be operated. At the current market cost of capital, annual operating costs for interest and principle can be reduced approximately $75,000 for each reduction of $1 million in bond sales because of private donations and/or sponsorship revenue. This creates the overlap between the Construction Financial Plan and the Operating Financial Plan. Based on CH Johnson study and report, the annual funding for maintenance and repair/capital renewal funding is estimate to be $2,000. SDSU HEFF M&R allocation is not affected. H. BUDGET FOR ONGOING OPERATIONAL COSTS: Operations and maintenance: For management, custodial, grounds care, and routine maintenance, a minimum of $453,000 should be allocated each year. Utilities: The additional utility expenses are estimated at $160,000. This represents only utility consumption and does not include the costs of utility connections. I. PROPOSED FUNDING SOURCES FOR COSTS OF: 1. CONSTRUCTION Funds for construction will be private donations and sponsorship revenues, and proceeds from revenue bonds. The amount of bonds sold will be a function of final cost estimates with a goal to be as close to $60 million as feasible for total project costs. Private donations and sponsorship revenues plus limited institutional funds will be included for the funding of the construction of the nonstadium space. Sponsorship revenues can be applied against the total construction costs or against the operating costs. Assuming success in achieving a verified cost estimate towards the lower end of the cost estimate range and progress to date in securing donor commitments, revenue bond sales of $ million or less are the target of the plan. Fund raising is in progress, with a check point of mid-november to validate the financial proforma and target for bond sales. Fund raising will continue through approval, design, and stadium construction. The intent is to minimize bond sales by maximizing donations and appropriate sponsorship revenues. 2. ONGOING OPERATIONS & 3. MAINTENANCE AND REPAIR Revenue streams from amenity seat agreements, season tickets sales, sponsorships, concessions, and facility use fees will support ongoing operations, maintenance, and repair costs.

9 ATTACHMENT I 9 Market scope and scale assessment and capacity analysis to forecast annual revenues and the estimated operating pro forma, which includes principle and interest payments, completed to date by financial consultant CH Johnson provides positive indications on the ability to support the O&M and M&R costs of the stadium. Financial consultant CH Johnson is completing analysis of the ability to provide revenue streams from amenity seat agreements, season tickets sales, sponsorships, concessions, facility use fees, etc. Preliminary discussions with prospects for amenity seats have been gone well. Market tests and presales are underway and will be pursued very aggressively through September and October to the beginning of the third week of November. There are target pre-sale commitments by type of inventory (suites, loge seating, club seats and ticket sales) that will guide sales efforts to determine the validity of the market assessment and capacity analysis and associated forecast revenues. This success of these activities will validate the plans and strengthen the operating pro forma and the feasibility of successfully operating the stadium once constructed. In addition to revenues from these sources, the operating pro forma includes revenues from concessions and catering, facility use fee revenues for special events, and advertising revenues. Financial consultant CH Johnson will continue their due diligence providing their rigorous assessment on the operating pro forma during the market test period.

10 SITE PLAN S E ATTACHMENT II T UP E STADIUM SD REVISIONS & B.O.R. PREP August 13 N 6

11 35 CONCOURSE EAST 12,7 SF CONCESSION 1,0 SF 43'-4" 1,0 SF 37 STORAGE 1,4 SF 1,4 SF CONCESSION 1,4 SF GAME DAY SECURITY / FIRE COMMAND 360 SF '-0" 79'-5" 49' 33 ENTRY PLAZA 35'-0" 28 PLAYER & OFFICIALS 0 SF 1,4 SF VISITING TEAM LOCKER 4,800 SF CORRIDOR 160 SF 43'-4" M 1,4 SF LOADING DOCK 3,1 SF 79'-5" 2 21 " 8'-0" 8 SF / CONCESSION 1,4 SF 1,3 SF 59'3 1,2 SF 43'-4" STORAGE 1,690 SF CONCESSION79'-5" 900 SF 79'-5" 0" 1,690 SF CONCESSION 1,0 SF 35'-6 5/8" 1,690 SF 1,3 SF ' STORAGE 1,4 SF B 43'-4" MAIN ENTRY C 1,3 SF D TEAM STORE / HALL OF FAME 1,260 SF 27 R UP TICKETS 1,0 SF 26' ANCILLARY FIRST AID 290 SF 79'-5" Q E 8 SF F G 55' LEGEND 43 '-0" O 27'-0" ADMIN 1,3 SF 59'3 TICKETS? 280 SF 79'-5" ,4 SF CONCESSION 1,4 SF 49' BACK-OF-HOUSE 35'-0" CIRCULATION SF 1,690 SF 35'-0 1/8" 55'-8 1/4" STORAGE 1,690 SF 55'-8 1/4" CONCESSION 900 SF 79 ' / 2" '-6 5/8" SPECTATOR FACILITIES " '-0 CONCOURSE SOUTH 7,490 SF 1,690 SF 76 1,2 SF " '-5 ENTRY PLAZA TENANT SPACE " '-0 41 WEST FACE OFFICES, LOCKERS, BACK-O HOUSE*: 35,980 SQ. FT. *INCL. VISITOR'S LOCKER '-0" 79'-5" P A 77 ATTACHMENT II A ADMIN 2,000 SF 35 CONCOURSE CONCESSION EAST 1,0 SF 12,7 SF 1,4 SF 79 " '-0 S 2" ANCILLARY LOCKER 4,0 SF 54 V CONCOURSE SOUTH 7,490 SF 1/ 27'-0" " '-0 1,0 SF 24 55'-8 1/4" 34 '-0" 55'-8 1/4" 2,0 SF 76 35'-0 1/8" GAME DAY TICKETS? 280 SF UNIVERSITY POLICE 4,790 SF N " '-5 OFFICIALS' TUNNEL 2,0 SF O 27'-0" 79 OFFICIALS LOCKER 890 SF G 1,3 SF MAIN CONCOURSE 19,2 SF B.O.H. CORRIDOR 1,5 SF ENTRY PLAZA '-0" 29 STORAGE 1,0 SF 22 ANCILLARY FIRST AID 290 SF 79'-5" 79'-5" KITCHEN & BACK-OF-HOUSE,4 SF F 27'-0" '-0" 1,000 SF E 55' 39 FIRST AID 4 SF 32' ' MAIN CONCOURSE PLAN HPF FUTURE EXPANSION STADIUM & : 23,0 SQ. FT. SD REVISIONS & B.O.R. PREP WEST TOWER (CLUB August 13& ABOV 77,951 SQ. FT. 7

12 CLUB LEVEL NORTH LOUNGE 2,3 SF FAMILY RR 1 SF CLUB LEVEL CIRCULATION 7,4 SF STOR. 1,3 SF P R 21 M S 48 A.0 V CLUB LOUNGE 15,3 SF A CLUB B.O.H. 1,280 SF GREEN ROOF BELOW B 1,1 SF 58 RESTROOMS 1,1 SF BAR 1,290 SF RESTROOMS 1,1 SF 1,1 SF STOR. 6 SF C CONCIERGE & COATS 8 SF UP 46 CLUB LEVEL SOUTH LOUNGE 2,3 SF 71 D Q LOWER BOWL SEATS - EAST & SOUTH SIDES 59,090 SF E F G LEGEND BACK-OF-HOUSE CIRCULATION CLUB LEVEL CLUB SEATS LOWER BOWL SEATING SPECTATOR FACILITIES CLUB LEVEL PLAN 42 O STADIUM SD REVISIONS & B.O.R. PREP August LOWER B SEATS - EA SOUTH SI 59,090 S 8 ATTACHMENT II 12

13 PARTY SUITE 1 1,2 SF 37 COM. SUITE 1 3 SF 25 COM. SUITE 2 3 SF COM. SUITE 3 3 SF COM. SUITE 5 3 SF COM. SUITE 4 0 SF E F G EXEC. SUITE SF COM. SUITE 11 3 SF COM. SUITE 12 3 SF 24 COM. SUITE 13 3 SF 74 COM. SUITE 14 3 SF S O COM. SUITE 17 0 SF 19 B C COM. SUITE 18 3 SF 41 ATTACHMENT II A COM. SUITE 16 3 SF COM. SUITE 15 3 SF 76 A V 23 EXEC. SUITE SF EXEC. SUITE SF LOGE BOXES 3,590 SF 33 SUITE LOUNGE,970 SF EXEC. SUITE SF 22 COM. SUITE 3 SF COM. SUITE 9 3 SF M COM. SUITE 8 3 SF SUITE LEVEL PLAN COM. SUITE 7 3 SF SUITE LEVEL B.O.H. 900 SF COM. SUITE 6 3 SF 21 D COM. SUITE 19 3 SF COM. SUITE 3 SF 27 P R Q PARTY SUITE 1,0 SF 43 LEGEND BACK-OF-HOUSE 18 LOGE BOXES 13 SUITES STADIUM SD REVISIONS & B.O.R. PREP 76 August 13 75

14 GREEN ROOF BELOW COACH 270 SF AUDIX/FIELD COMMUNICATIONS 280 SF RADIO 270 SF 24 CAMERA 490 SF S B 27 P R 48 C 41 ATTACHMENT II A A.0 77 PRESIDENT SUITE 3,460 SF MEN'S 58 1 SF WOMEN'S 1 SF 54 V 42 WEB 270 SF STORAGE / PANTRY 3 SF O 23 TV 7 SF MAIN SERVER ROOM 470 SF COACH 270 SF 22 RADIO 270 SF PATCH 170 SF G COPY 170 SF STATS & SCOREBOARD 270 SF OFFICIALS 270 SF F RR 1 SF RR 1 SF M E PRESS CORRIDOR CAMERA 0 SF 3,7 SF PRESS LOBBY & LOUNGE 770 SF PRESS WORK RM 1,980 SF PRESS LEVEL PLAN 2 VIDEO PRODUCTION / EDITING / MAIN CONTROL RM 1,1 SF D UP 47 46GREEN Q ROOF BELOW 43 LEGEND BACK-OF-HOUSE 18 35'-0" CIRCULATION 35'-0" 14 PRESS LEVEL SUITES STADIUM SD REVISIONS & B.O.R. PREP 76 August

15 INTERIOR VIEW: CLUB ROOM STADIUM SD REVISIONS & B.O.R. PREP August ATTACHMENT II 15

16 EXTERIOR: SOUTHEAST PERSPECTIVE STADIUM SD REVISIONS & B.O.R. PREP August ATTACHMENT II 16