xl center facility review and assessment -...

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XL CENTER

FACILITY REVIEW AND ASSESSMENT

May 24, 2012

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XL CENTER

FACILITY REVIEW AND ASSESSMENT

GENERAL INFORMATION

XL CENTER is a multi-purpose Sports & Entertainment Facility which is comprised of both Veterans Memorial Coliseum and Exhibition Center. The facility is surrounded by Trumbull Street, Church Street, Ann Street and Asylum Street in downtown Hartford, Connecticut.

Inside the XL Center, there are three venues: the 16,000-seat Arena, a 68,855-square-foot square foot Exhibition Hall, a 16,080-square-foot assembly hall that can divide into two meeting rooms, plus seven meeting rooms totaling 7,390 square feet and two lobbies totaling 6,100 square feet which are used for trade shows, conventions, banquets, meetings and other events. In addition, there is the Coliseum Club and nine meeting rooms for receptions and catering functions. Parking is a combination of the P3 Garage that’s located next to the XL Center’s loading dock and is available for use by the arena staff, hockey players and some of the Whale Staff. All the other surrounding garages are controlled by LAZ , Central Parking or another operator. During large events (shows and concerts) the XL Center parks as many of the trucks & buses in the Exhibition Hall. Total seating capacities for the various arena events are summarized in the table below.

Center Stage Concert 16,264 End Stage Concert 16,230 Hockey 14,660 Ice Show 14,715 Ice Show (DOI) 7,000 Boxing/Wrestling 13,235 Circus 10,846 Basketball 15,500

The Arena has five levels including three public and private concourses for spectator circulation and access to the four seating levels. Each of the five levels is summarized in the table below. As a special note the Upper Bowl section (200) is only accessible off of the Main Concourse section (100).

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Level 1 Event Floor Level Connecticut Whale AHL hockey team, auxiliary/visitor locker rooms, dressing rooms, storage, marshalling, security, operations offices, meetings rooms

Level 2 Main Concourse & 100 Level

6,002 General seats, concessions (only 1 cooking concession) and Satellite Vendor stores

Level 3 200 Level & Press 8270 General seats and Press Level (NOT IN USE)

Level 4 Suite Level 1 43 Suites (Total for both Suite level 1 & 2 combined), each with 5 seats and 5 barstool seating typical.

Level 5 Suite Level 2 & additional Public & Private spaces

Kitchen Commissary, 310 seats in Comcast Coliseum Club, Director Suite & Webster Bank Lounge

The XL CENTER building opened in 1975, operated for 3 years before the roof collapsed in 1978. Between 1978 and 1980 there was a major renovation done and building opened back up on 1980 and has been operating since.

ARENA INVESTIGATION / SITE VISIT ICON Venue Group (ICON) visited the XL CENTER on March 19th & 20th, 2012 for the purpose of assessing the general condition of the facility and its systems. To assist with the detailed review ICON engaged Thornton-Tomasetti (T-T) structural engineers and M-E Engineers (M-E), experts in sports facility Mechanical, Plumbing and Electrical systems engineering.

The arena has incurred a fair amount of normal wear and tear as expected from thirty two years of operations, while receiving few updates to any of the main operating systems (reference ME Engineers report for more details) and public areas. In general the building is clean and well maintained for the age of the facility, but will continue to require updating to multiple facets to effectively continue operating as an operational & energy efficient, safe, ADA compliant per the new regulations and increase the level of customer service and fan experience which are noted in the body of this report. Other than the major roof failure mentioned above the arena has not been subject to any major environmental issues such as flooding or storm damage. In addition to visual observations, we were able to discuss issues and concerns with the arena operations and engineering staff both during the site visit and subsequently by phone.

Following is an assessment of each of the main components of the arena, including reports from T-T and M-E. We have included several appendices of supplemental information provided to ICON, which are referenced throughout the report.

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VISUAL ASSESSMENT OF THE FACILITY EVENT LEVEL Sports Team Facilities The Connecticut Whale AHL hockey team locker room complex includes the game locker room, player kitchenette directly behind the main team locker room, trainer area with hydrotherapy pool, a weight room/cardio room, laundry room, equipment repair room and coaching offices. The availability of space is more limited than newer and comparable facilities for a NHL level team however based on discussions the current layout and quality finishes offer Whale players and staff more than reasonable accommodations for an AHL level team. Custom wood lockers, carpeting and full height tile in restroom and wet areas all appear to be in fair condition. A uniform drying system isn’t included in the game locker room and the hydrotherapy area consists of one (1) above ground therapy tub.

Connecticut Whale’s Locker room

Trainer’s Room Weight Training Room

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The arena also contains a visitor’s locker room and two small auxiliary locker rooms which are utilized the majority of the time by the University of Connecticut Men's and Women’s Basketball teams. These are depicted as Team rooms J & H in the attached Exhibit A & B. These three locker rooms will require replacement of the carpet, lighting, paint, ceilings, protective wall coverings and restroom finishes (tile work, toilet accessories) and in the near future the XL Center may wish to look at replacing some or all of the wood and metal lockers; lockers may be changed out to a wood veneer or plastic laminate, more typical of the current day facilities (see photo’s of current finishes below). The Hockey and Basketball Officials currently utilize Dressing Room H as their locker room. These spaces, like others mentioned above, are functional, but could use new space allocation within the overall envelope of the space to be more efficient along with new flooring, paint, shower tile, lockers etc.

Visiting Locker Room Auxiliary Locker Room Performer Dressing Rooms

In addition to the locker rooms, the arena contains three large Dressing Rooms depicted as rooms K, L & M; 4 smaller individual Dressing Rooms depicted as rooms D, E, F and G and one Wardrobe/Green Room depicted as room I in the attached Exhibit A & B (note Restrooms, showers, mirrors in all Rooms except no showers in Room I). The Dressing Rooms could use updating to their finishes such as carpet, lighting, paint, ceilings, protective wall coverings and restroom finishes (tile work, toilet accessories) so they’re comparable to more recently constructed facilities. Similar to above the reallocation of the overall space may want to be considered to allow for greater flexibility and usage of these spaces.

. Delivery, Storage and Marshalling Facilities The arena loading dock consists of the following bays: Upstage Center

Number of trucks 2

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Distance to stage 30’ Door Height/Width 15’6” x 46’7”

Downstage Right, Section 103 – From West Exhibition Hall (when available)

Number of trucks 4 Distance to stage 100’ Door Height/Width 7’6” x 5’x6”

Depression Loading Dock – Outside Shipping & Receiving

Number of trucks 1 (maximum 48’ trailer) Distance to stage 200’

There is minimal truck staging and turnaround space in the loading dock space (under grade within the actual facility with access only off of Ann Street. We noted that other than the security office inside the dock area and minimal security cameras, there is very little security and deterrent mechanisms such as (hydraulic bollards, gates, fencing, guard station etc...) from preventing public access and unclassified vehicles from entering into the facility’s loading dock. It was noted during our visit that the Overhead door(s) were chained locked due to them being inoperable and should be replaced or repaired.

Ramp into Ann Street Entrance off Ann Street

Security Office within Loading Dock Exit Ramp

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The event level possesses reasonable event and equipment storage space distributed around the entire level. There seems to be an excessive amount of older equipment or unknown items that could be disposed which would increase usable space. Discussions with operations personnel indicate a workable storage condition through diligent management of stored items. It was noted that there’s been numerous mezzanines constructed over the lifetime of this facility for added storage and working space. Event marshalling space is adequate with a small primary space directly inside the dock doors, and a large marshalling area on the entire east end of the Event Level providing good access from the dock into marshalling and into the arena floor. Being approximately 250 feet from the Loading dock to an End Stage position and ample finish floor to ceiling height this area has worked well with the size of shows the XL Center entertains. There’s also one large over-head door within the Loading Dock area that provides truck access into the Event Level concourse where the Trash Services (Trash Dumpster, Bailer and Recycle Containers) are currently located. It’s our recommendation that these waste and recycling services get relocated to the Loading Dock area outside the actual facility to minimize rodent, odor and unsightly issues. Food Service (Operated by Delaware North Company) The Central Commissary Kitchen is located on the Fifth Level (Level 5) with walk-in coolers and freezers, a prep kitchen and cooking areas. This is the only kitchen and it services all the Premium spaces including the Comcast Coliseum Club (310 seating) which is open to the Public for a minimum fee. The remaining concessions (only one cooking stand) and portables are located on the Main Concourse, menus which include the average food selections (Popcorn, Hot Dogs, Pizza, Snacks and misc. Sandwiches/Beverages). The issue of there being only one cooking stand for the general public is a situation that should be investigated further, with the potential of adding one or more cooking concessions could help relieve localized pressure and also provide a more pleasurable fan experience. It was noticed that the majority of the concession and condiment counters are set higher than today’s ADA standards and may want to be addressed with any improvements to these areas. . As another note, all of the concession signage, exterior concession façade and interior finishes should be further studied for future upgrades or repairs. Dry storage in the concession stands should also be updated as there seems to be inadequate space for properly storing dry goods and chemicals. The concrete floor at the Main Concourse cooking concession currently has a deteriating paint or epoxy finish and areas of chipping/spalding. As a cooking concession this could lead to code infractions or health concerns and should be a priority for repairing. Food Service staff office space was limited and employee locker rooms where located on the Event Level. Delaware North operates all food service facilities in general and premium areas throughout the arena.

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Cooking Concession on Main Concourse Miscellaneous Areas The Event Level contains storage areas, security office, press lounge/writing room, office and working shop space utilized by XL staff. The proximity of these offices and shop spaces to the event floor is ideal for event management and appears to be functional. Press lounge and working spaces appear to be requiring some system upgrades (technology, furniture, paint, lighting, carpet and power infrastructure since there hasn’t been to our knowledge any recent major technology updates. As with most major arenas, this space is quite often used for other events such as concerts and family shows, and items such as flooring and wall finishes will need to be replaced more often than some other spaces in the arena.

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Press Lounge and Working Space (Event Level)

The Event Level also contains and provides access to a 16,080-square-foot assembly hall that can divide into large leasable spaces. Per discussions with AEG this space has experienced an increased usage rate and has the potential to be utilized in many different ways to attract patrons and provide additional means of revenue generation. Further analysis should be done on how updating the lighting and lighting controls along with technology infrastructure could provide even further interest by outside vendors leasing this space for functions. Systems & Equipment While the broadcast connection capability may have sufficed for the recent required event usage over the past years, it is far from being an ideal situation and has multiple limitations compared to other arena facilities. Of main concern is the Head-End/Broadcast Room which is currently located in the Ice Plant Room. This situation has numerous issues a few being climate control, lighting, moisture, loud ambient noise and security/control access. Also, it was noticeable that the size and usable amount of cable tray within the facility is inadequate for today’s standards and infrastructure requirements. Relocation of the Broadcasting equipment should be a priority and further studied. Additional concerns regarding these two disciplines sharing space is the Ice Plant Chiller equipment. This equipment should always be secured and only accessible by approved personal, to ensure continual proper ice sheet operations.

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Broadcast Equipment in Ice Plant Room

This room contains both high and low voltage broadcasting equipment only a few feet apart. The broadcast cabling is required to be routed through the marshalling area from the broadcast truck locations within the loading dock area to the Ice Plant Room.

Broadcast Patch Panels

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The security command center is located on the Event Level in the loading dock marshalling space. There’s a small room that seemed to be at one time a “holding cell”, but is no longer used as such being it’s either too small or a storage closet. The arena surveillance system is obsolete by today standards (many new Arenas’ have well over 100 cameras) and should be considered a candidate for future infrastructure upgrading. It contains approximately 59 cameras and 5 viewing screens, most of which are very dated or added some time ago. The security system also lacks the ability to store proper volume of recording from these cameras. The facility access control system is based on an actual key/core system or cable locking doors; this limits the ability of the AEG staff to adequately monitor specific rooms and entry points securely. The Fire Command Center (FCC) for the facility is integral to the security desk at the loading dock. This appears to be the response point for the Fire Department however is not configured nor has adequate space for the dual functions. The equipment includes the main fire alarm panel where the reset would occur in the event on an alarm as well as the microphone for voice evacuation on the building fire alarm speakers for which an additional control has been added to override the seating bowl sound system. Adjacent to the preparation area behind the stage end of the arena is a narrow closet with a transformer and distribution switchboard with open lugs for 800 Amps of show power. The total Show Power for the XL Center is currently 2400 Amps. Sleeves have been installed to allow for power cord management to run from the switchboard out to the stage area. It’s possible that this could become more of an issue as shows incorporate more electronics and video elements and an analysis should be performed to make sure that the Show Power electrical/transformer and Camlock connections can currently and for the foreseeable future be capable of providing the required services for the larger shows that the industry is experiencing. Central mechanical and ice system equipment rooms are located on the Event Level or a Mezzanine level, please reference the M-E Engineers portion of this report for details regarding those systems and equipment.

SEATING BOWL Lower and Upper Seating Bowl

The lower and upper seating bowl seats typically 20” wide are believed to be manufactured by Hussey Seating and seem to be in good shape generally speaking, fully upholstered, blue-grey fabric, riser mounted, with cast iron stanchions, plastic backs and arms, and no mounted cup holders. The general condition of these seats ranges from average to above average, with normal wear and tear for the number of years in service. Damage such as frays and tears were not noticed, and discoloration and staining was minimal as well for the age of the equipment. Reupholstering of lower bowl seats does not appear to be necessary in the next three to five years unless significant change in the material quality is noted.

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The seating bowl concrete treads, risers, and stairs are in similar condition on both Upper and Lower bowl. Lower Bowl tread and riser measurements were taken and they did vary from each other (Treads ranged from 30.5” to 32” and the risers were typically 14”). The Upper Bowl tread and risers also varied (Treads ranged from 31.5” to 33” and the risers were typically 21”). Handrails appear to be secure and in good physical condition, but as is typical in all arenas with painted handrails, touch-up painting will and ongoing structural integrity reviews should be continuously required. Additional analysis should be completed on the aisle steps being they have either some form of paint or epoxy finish that’s showing wear. Joints, caulking and sealant appears to be in reasonably good condition with some minor separation and splitting observed. XL Center staff should note that ongoing maintenance will be required on the caulking, which is typical, and this should be assumed to be a regular inspection and maintenance item for each off-season. Aisles as noted above are covered with either paint or epoxy and the stair are not equipped with nosing strips or reflective tape or paint as seen in many facilities; even so, the XL Center staff did not note patron incidents or complaints or any local Code Agency recommendations or requirements for upgrading the finish. Aisle lights are limited in quantity and give minimal lighting coverage along the pedestrian pathway. They’re mounted within the risers and should maintenance issues increase on this system over the next 5-10 years it should be considered for an upgrade to a catwalk mounted aisle lighting system similar to those installed in new facilities.

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Typical seating bowl aisle Typical aisle lighting Retractable seating is composed of 14 rows at the stage end of the arena from corner to corner, with 10 row sections at each corner and the 1st 4 rows all the way around the bowl are retractable. The Telescopic Manual retractable seating is dated and is currently in need of replacement. Based on discussions with the Operation staff they don’t retract properly in many spots, the metal is old and rusted (issue with seats breaking off their platform) and can’t be replaced. Also the lifts underneath are antiquated and replacement parts are no longer obtainable. Suite Levels Suite Level finishes appear to be fair and should receive consideration for future upgrades. It consists of a fairly narrow corridor for access to the suites and doesn’t contain any other significant amenities. Suite Level general finishes in the corridors include carpet and painted walls with limited wall covering and grid style lay in tiles. There are a combined 43 suites on the Suite Level with original finishes and millwork. Finishes in the suites include carpet, painted drywall wall and wall paper, ceiling tiles and recessed lighting. Millwork is consist of a dark brown stained wood finish with laminate countertops, all of which appear to be in good condition but aged in comparison to other recently constructed facilities Suite finishes. Finish upgrades such as granite counters, new lighting, carpet and updated furniture could be contemplated if deemed necessary to maintain/increase suite sales, but was not discussed as a priority. Suite seating is an original light green faux leather or cloth with stained wood sides and arm rests and has no tables or cup holders between seats. In general, we rate the seats as fair to good condition in the Suites we examined, but not sure if this is the case for every Suite, nor do we know whether or not there’s adequate attic stock to continue ongoing repairs. Glass railings are utilized on top of the precast walls at the front of the suites, similar to the Comcast Coliseum Club seating. To our knowledge these railings have performed well with no

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issues noted, but would recommend they be reviewed by an engineer to ensure there’s no safety hazards. The Suites we examined didn’t have any ADA seating or spaces and will require additional studying.

Typical Suite Seating Typical Suite Drink Rail Seating

Typical Suite Millwork Ice Floor and Dasherboard System The ice floor couldn’t be visually inspected during this visit due to an ice sheet being in place but after discussions with the XL Center’s operation staff it was learned that they have a few issues of soft spots due to the Bowl Duct blowing directly on the ice sheet. They also informed us that there have been numerous repairs made on the in-slab refrigeration loop. Please reference the M-E Engineers report regarding condition and maintenance of the ice plant, seating bowl climate conditions which can affect the ice quality, Jet Ice System and the in-slab refrigeration loop.

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The Olympia’s Ice Machine based on a visual inspection seemed in good condition and no requirement for major repairs or replacements were noted by XL Center staff. The dasherboard system was made by Cascadia and consists of aluminum frame boards with acrylic and glass supported shields. Players’ benches and boxes appear to be in good condition, but per operations the Dasher Dam is deteriorated and requires replacement. No issues were noted with the hockey netting system.

Player’s Bench and Dasher Cap Ice Sheet and Dasher Board System Catwalk Level and Catwalk Mounted Systems Please reference M-E Engineers report regarding condition of mechanical and smoke exhaust systems located at the catwalk level of the arena bowl. Based on the provided information regarding the rigging capacities of the XL Center, the system is an open beam system and has a weight limit per point of 6000 lbs. For additional information please reference the attached structural analysis performed by Thornton Tomasetti. Further analysis should be completed by a Structural Engineer on the fall arrest system to make sure all potential working, rigging and equipments areas (Fans, spot lights etc…) on the catwalk are covered by the system and whether the current tie off points are in good working order. The current system didn’t to be typical of new facility installation.

Sports lighting is accomplished with Musco SportCluster-2 sports lighting system (1500W quartz fixtures) and doesn’t have blackout shutters which are used for quick off/on operation during pre-game introductions and similar theatrical activities. This system was recently redone and installation is within industry standards and all fixtures appeared to be in good condition and are functioning well according to XL Center staff. For a more extensive review please reference the attached ME-E report.

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Spotlights are provided at multiple locations throughout the bowl and were not discussed or review for replacement purposes and it should be noted that the XL operations staff during the walkthrough made no comments as to issues with the lights and their performance.

Catwalk with sports lighting Catwalk and a Spot Light location

Sound System and Acoustics There were no Acoustic absorbing lapendary panels utilized around the perimeter of the high roof. There is though along the high wall locations and behind the seating bow acoustic metal panels (NOTE: these acoustical metal panels have been painted over throughout the years which will reduce any acoustical values they might have provided). Based on the lack of acoustical materials within the arena we would recommend a further analysis by a certified sound engineer if the XL staff feels they have issues or experience complaints from touring concerts. The sound room is located on the main concourse level is very small and has limited working space. We didn’t have any communication with the arena’s sound engineer during this walkthrough and would recommend this space should be considered for further analysis. Scoreboard and Video Display Systems (see attached information) In September 2010, the arena was upgraded with the following relocated equipment from the Staples Center (AEG operated facility); a new center-hung scoreboard with four LED Video Display Panels and a state-of-the-art sound system. There are also two antiquated Daktronic video boards (12’ x 10’) located in the corners and should be considered a system that would require updating in the near future.

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Video/Sound Control room Center Hung Video Board Scoreboard and Video Display Systems cont. Small section of ribbon board

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CONCOURSES Main Lobby with Box Office The Main Lobby where the box office is located is within the Northland Developer space and is located off Trumbull Street. This is also where the Suite Level patrons would enter the facility and utilize an escalator to their Suites. General Admission patrons would continue through the lobby and down the main stairway to the Main Concourse. The Main Lobby space seems in very good shape and is a feature of the arena that was noted to function very well. The box office (12 ticket windows) including support offices were stated to have no issues with finishes, lighting or mechanical systems and appear to be well maintained.

Suite Level Escalators Ticket Office Main Concourse Level Main concourse floors are sealed concrete and appear to be in good condition with shrinkage cracks throughout. Some cracks are larger than others and may require some form of general maintenance (epoxy filler or caulking). Updating the finishes for the Concourse should be discussed as an upgrade for the facility. The majority of the walls are painted masonry block and the lights are an older model not known (see photo below). There are also pinch points at both ends (north/south) on the Main Concourse which reduces pedestrian circulation as well causing cueing issue at concession stands. Being all concession locations for the Upper and Lower Seating Bowl are located on the Main Concourse only it’s our suggestion that future studies be performed on enlarging the concourses at these locations to help circulation and concession cueing issues.

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Main Concourse Lighting Concourse Pinch Point The restrooms are exhibiting some wear throughout do to their age and should also be discussed as a potential upgrade for the facility. It was noted by XL’s operations group that during concerts that the woman’s restrooms have experienced wait line of 20 minutes and that for some events the men’s are transformed into woman’s restrooms to alleviate some of the wait times. To accommodate this change over in restrooms the arena has to import outside restrooms (porta-john) for the men. As discussed above on studying the enlargement of the concourses at the end locations, additional restrooms should be contemplated. The current restrooms contain painted concrete block, 2x4 grid, recessed fluorescent lighting, solid phenolic panels and plumbing fixtures.

Woman’s Restroom

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Concessions include a variety of finishes and don’t seem to have been upgraded any time recently. In general, quality of concession finishes and equipment appear to be in fair condition and have items that should be considered for upgrades or total replacement. Typical interior finishes include painted masonry walls; epoxy painted concrete floors (Note: the concrete floors are requiring many areas to be patched and new epoxy applied), 2’x4’ tile ceilings with recessed fluorescent lighting and static menu boards. Cooking equipment, point-of-sale equipment, counters, and beverage equipment all appear in fair condition. Fixed concessions are supported my multiple portable concessions spread throughout the concourse. Note we did not talk directly with the concession operator.

Concession Stand Cooking Concession The Wayfinding, theming and branding signage appearance/visibility throughout the concourse are in fair and dated condition. They wouldn’t be considered comparable with newly constructed facility signage packages. TV’s are primarily original monitor type, located at sporadic locations throughout the entire facility and should be considered as a potential upgrade to flat screen monitors.

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Comcast Coliseum Club, Director Suite & Webster Bank Lounge The Comcast Coliseum Club which is open to the Public for a minimum fee (310 seating), Director Suite and Webster Bank Lounge fee is located on the 5th Level do not look dated were noted to function very well. The main kitchen supporting these premium spaces is located on this level as well. Based on our observations the few items that might be considered for upgrades would be carpet in corridors, signage, seating, furniture, replace TV’s with flat screen monitors.

Comcast Coliseum Club

Director Suite Webster Bank Lounge Arena Administration Offices The Arena Administration offices are located on the Main Lobby level, off of Trumbull Street. AEG staff indicated they believe this space is roughly 4000 Square Feet and the offices and conference room(s) have tight circulation space and lack day light. Some of the offices should be considered for an upgrade with their lighting, colors, carpet and A/V. It would also be beneficial to study adding additional office space.

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Press Level This space is much underutilized and should be considered for use for all the various types of events and or relocation equipment. Vertical Transportation There’s total of three elevators and one freight elevator in the arena which have experienced operational issues recently. Base on discussions with the XL Center’s staff it would be a recommendation that a qualified elevator inspection firm perform a third party inspection on the mechanical systems and determine the remaining life cycle for these units. Arena Electrical Systems Please Reference attached Electrical Report by ME-Engineering. Arena Technology Systems The communications backbone and head end systems have had little modifications or improvements over the life of the arena according to XL staff, however minimal detailed information was available for review or discussion. With the continual advancements made in the industry and increase in standards for cabling, PBX/switching systems, LAN’s and combined systems such as VoIP and IPTV systems it is recommended to provide a complete analysis of the technology systems with recommendations for system upgrades and associated cabling upgrade requirements, with a matrix of prioritized costs. It is expected that additional fiber optic cabling would be required throughout the IT cable riser system, and depending on systems selected, also to end user devices throughout the arena including Suites, Clubs, Concessions, Press and Administration areas. The technology systems are likely significantly below the standard of arenas opened within the last five years, and below the standard of most professional facilities opened in the last decade. This should be a priority to at a minimum identify desired scope and cost in order to develop a capital expenditure projection for the next five to ten years. Wireless coverage is provided on a secure network and coverage and network access is not or limited to the public. Expansion of wireless coverage in the building should be a priority for all public areas of the building as patron expectations continue to increase for wireless network access. Per discussions with XL Center operations they have been receiving increasing amount of complaints from patrons, especially during University of Connecticut events.

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Building Exterior & Roof The ADA Ramp currently shows extreme deterioration, however it is our understanding that AEG has made this one of their current Capital Projects and improvements to this area are underway The exterior of the building is primarily comprised of concrete panels and metal cladding, which are all in good condition. There’s some minor painting that should occur to the exposed metal flashing where it’s different colors or chipping. The concrete has some minor surface cracking which is to be expected. The exposed beams and columns are in good condition and do not show signs of excessive corrosion. The exterior items that are in need of immediate attention are the ADA ramp, pedestrian entry/exit stairs and sidewalks/entry points. A separate study on installing safety bollards either permanent or removable at these pedestrian walkways should be considered where sidewalks and entry points are exposed to vehicle traffic. The exterior roof and membrane based on Thornton Tomasetti’s report appears to be in good condition, but has localized areas of ponding water. Per discussions with XL operations the roof has been working as designed and hasn’t had any leaks. Attention to the localized ponding around the roof drains should be reviewed further as these areas could in the future become an issue for water leaks. The roof design and condition is further discussed in the Structural Report.

Exterior Cladding Sidewalk and ADA ramp

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ADA Ramp Deterioration of Stairs Summary: In conclusion, the XL CENTER has incurred the usual amount of wear and tear as expected after thirty seven years of arena operation and can be expected to require both typical and major capital improvements and maintenance over the upcoming years, in terms of finishes and for many of the mechanical and life safety systems. The following reports Appendix A & B provided by Thornton-Tomasetti and M-E Engineers will elaborate on some additional items such as remaining life cycles for mechanical, electrical systems, structural systems, and potential costs associated with recommended replacements and or updates.

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APPENDICES

Appendix Description A Thornton Tomasetti Structural Report B M-E Engineers Mechanical & Electrical Systems Report

Project

Hartford Arena Structural Condition Assessment Prepared By W. Steven Hofmeister Senior Principal Thornton Tomasetti Inc. 912 Broadway Blvd., Suite 100 Kansas City, MO 64105 Phone: 816.221.7771 Fax: 816.221.7787 April 3, 2012

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Structural Condition Assessment April 3, 2012 | Project # T12033.00

1.00 STRUCTURAL CONDITION ASSESSMENT

1.01 SURVEY METHODS AND LIMITATIONS Survey information and data was obtained by touring the facility, interviewing the operators, and reviewing partial plan sets. The survey was limited to items that were readily visible and accessible without tools or demolition. .

1.02 SUMMARY

In general the structural and cladding systems of the Arena appear to be in overall good condition and exhibit limited signs of deterioration. It is Thornton Tomasetti’s opinion that a comprehensive documentation and structural analysis should be performed on the longspan roof to quantify the capacity that results from the many modifications performed in the more than 30 year roof life span.

While the structure and cladding appear to be in good overall condition, continued observations and the following maintenance recommendations are provided. These recommendations should allow the structure and cladding to continue to satisfactorily perform through their useful economic life without need for major repairs:

Exterior:

• The handicap ramp should be repaired or replaced as soon as possible. • Most of the exterior stairs have been repaired locally many times, and should be

extensively repaired or replaced in total in the near future to avoid safety issues. • All exposed steel (primarily at building skin support) should be painted and regularly

maintained. • Detailed recommendations should be prepared by an Engineer for localized concrete

spall repairs.

Interior:

• Cracks in arena bowl floors and stairs should be sealed and regularly maintained. Uneven surfaces should be ground or filled for safety concerns.

• Roof membrane should be monitored for leaking at locations of standing water. • Re-certify the fall protection system annually by a qualified firm.

1.03 SUMMARY OF FINDINGS

Arena: Arena Exterior:

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The Arena façade consists primarily of concrete panels and metal cladding, which all appear to be in good condition. The concrete has some minor surface cracking which is to be expected. Some joints between concrete panels need to be resealed, and some spalled/chipped concrete needs to be patched. The exposed beams and columns are in good condition and do not show signs of excessive corrosion.

Figure 1 – Concrete joint in need of sealing

Figure 2 – Concrete in need of patching

The stairs and handicap ramp have significant levels of deterioration. Most of the stairs require more than just typical maintenance and may require replacement in the near future. Repair of the handicap ramp may be problematic as much of the concrete is in disrepair, total replacement may be the better option. One option discussed during the review was the potential to fill the void with a Controlled Low Strength Material (CLSM, or Geofoam) and replace with a slab on grade ramp.

Figure 3 – Stairs with corroded rebar and cracked concrete

Figure 4 – Corrosion and concrete spalling at stairs

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Figure 5 – Spalling of concrete at handicap ramp

Figure 7 – Deterioration of stairs/ramp wall

Figure 6 – Close up view of ramp deterioration

Arena Roof Structure: The Arena roof structure was observed from the catwalk level. There were no signs of structural distress, distortion or corrosion. Several modifications reinforcing the roof structure were observed. Reinforcement has been added to the top chord of the primary trusses where they support the secondary trusses. These appear to have been done to reduce weak axis bending stresses in the chords. There are also diagonal chord members that are reinforced. All these reinforcements appear to be from the 1984 skybox additions designed by Ellerbe. In addition, several truss connections have been reinforced for unknown reasons. TT received electronic copies of 1978 roof re-construction design drawings and 1984 (+/-) drawings that contain many of the design details of the existing truss reinforcement.

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Figure 8 – Reinforcing plates on top chord of truss

Figure 9 – Added secondary truss members

In addition, the trusses have recently been reinforced for rigging loads by adding cables in the vertical plane and in the lateral direction. It is our opinion that these lateral cables will not resist rigging forces unless properly prestressed, which would require the addition of opposing cables to prestress against. Therefore, this reinforcement should be thoroughly reviewed prior to fully loading the trusses with rigging loads.

Figure 10 – Rigging reinforcement cable in vertical plane

Figure 11 – Rigging reinforcement cable in horizontal plane

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Figure 12 – Connection reinforcement on primary truss

Figure 13 – Standing water on roof

The entire arena roof structure is supported by four large concrete columns. The southwest bearing is fixed. The northwest bearing appears to be designed with the intention of allowing sliding in the north-south direction. The southeast bearing appears to be designed to allow sliding in the east-west direction. And, the northeast bearing was not visible but is likely a roller bearing. According to data provided by Arena operations, the northeast bearing has been monitored for movement over the past several years, and the movements all appear consistent with the relative snow loadings. TT has discussed the current status of roof capacity comprehensive analysis with the engineer that currently reviews show rigging. It is our opinion that the Owner or Operator should have a comprehensive roof documentation and structural capacity analysis performed. There are several apparent generations of modifications, and there does not appear to be an overall understanding of the capacity of the overall roof or of individual members. When observed from the top, the roofing appears to be in good condition, but there are locations of standing water close to the drains. There does not appear to be any water penetrating into the building at this time, but these areas may become a problem in the future.

AEG informed us at the time of our walkthrough that they had an independent Fall Arrest Study performed a few years ago, for which TT does not have a copy of. It’s Thornton Tomasetti’s recommendation that the Fall Arrest System should be minimally tested on a yearly basis. Arena: The exposed floor surfaces in the arena seating area exhibit normal amounts of shrinkage cracking, which does not pose a structural concern. In four seating aisles, the stairs have been run on top of the expansion joints in the floor slabs. Since the structure is designed to move at these locations, and the concrete stairs are inhibiting this, the cracking seen is a natural consequence. Though it is not a structural concern, it is a maintenance issue as the cracking of the concrete steps poses a safety concern.

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Figure 14 – Normal shrinkage cracking at aisles in arena bowl

Figure 15 – Cracked stairs in aisle of arena bowl

The floors in the seating area above both end zones have some large shrinkage cracks which require maintenance. One end zone has a concrete barrier dividing the seating areas, but the joints do not align with the barrier, and thus the slabs crack a short distance from the joint.

Figure 16 – End zone seating with barrier

Figure 17 – Crack near expansion joint in end zone seating

The other end zone has no such barrier but also has an inadequate number of expansion/control joints. Therefore, some large shrinkage cracks have formed. These cracks should be maintained.

Crack

Joint

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Figure 18 – End zone seating without barrier

Figure 19 – Typical crack in slab at end zone seating

The undersides of these slabs and beams, where they could be observed from the concourse, appear to be in good condition. Floor slabs in the Club and suite level were not visible for observation due to floor finish present. Floor slabs in the concourse and at the event level had minor amounts of shrinkage cracking. While the condition of the concrete slab supporting the ice sheet was not directly visible, there were no reports of any deficiencies. If there are any concerns at the end of the ice season, the operators should notify the assessment team and make arrangements for evaluation.

Project

Hartford Arena Mechanical and Electrical Condition Assessment Prepared By Michael Hart, P.E. Robert McCoy, P.E. Principal Principal M-E Engineers, Inc. 10055 West 43rd Avenue Wheat Ridge, CO 80033 Phone: 303.421.6655 Fax: 303.421.0331 May 24, 2012

I. SUMMARY OF MECHANICAL FINDINGS

A. Executive Summary

The facility was completed in 1975 and is now 37 years old. Based on our survey and reports and interviews with staff it appears the mechanical systems are suffering the effects of their age and a lack of significant investment in repairs and replacement to date. Overall there are a few areas requiring immediate attention however most systems are near the end of their service life. Much of the administration and back of house areas are operating at a marginal level with occupants resigned to the conditions.

The ice sheet system is in good working order for its age and recently had the two chillers rebuilt. Its controls are antiquated and in need of replacement.

B. Building Management System (BMS)

1. Overview: A digital interface for scheduling and equipment overview heads up a Johnson Controls brand pneumatic (air powered) control system that is original to the building. It provides little in the way of system diagnostics and is plagued with air leaks and water in the system in spite of air driers installed at the central compressors. One of the two compressors was recently replaced.

2. Recommendation: Pneumatic controls are no longer used in modern commercial buildings with the occasional exception for large or quick acting valve and damper actuators. The system is limited in functionality, beyond its service life and in need of replacement. Cost for a full replacement is estimated between $900,000 and $1,200,000. Replacement will reduce the rate of repair of system components. A new system will provide a means of turning systems on and off automatically based on scheduled use. This will save energy and wear and tear on equipment.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years

M-1 Pneumatic Building Control System 20,000 500,000 500,000 20,000

C. Chilled Water Service

1. Overview: Chilled water used for building HVAC cooling is provided by Hartford Steam Company (HSC). Chilled water enters the building at a service level mezzanine at 42F and is blended directly into the arena’s chilled water distribution system. Mixing valves owned by the supplier can adjust the temperature provided to the arena. Entering water temperature from HSC on the day we walked the building was 42F. There were no other reliable thermometers installed to determine what temperature the building was getting or what the return

water temperatures were. The control system electronic interface has a few points available to it however the workstation normally used to monitor these was being serviced. One of the main shut-off valves at the chilled water entry point is leaking. The building distribution pumps are all VFD controlled.

Chilled Water Distribution Pump

2. Recommendation: The main shut off valve leaks out the stem and also does not shut off tightly. It needs to be replaced. Other main valves should also be checked and replaced if found to have similar problems. Additional visual thermometers need to be installed at key locations in the chilled water system within the entry room.

The chiller pumps appear to be original equipment and are controlled via Variable Frequency Drives (VFDs) that were likely installed 10 – 15 years ago. Both the pumps and drives are near the end of their service life and should be replaced. Cost is estimated at $200,000 to $250,000 for removal and replacement of both pumps and drives.

Potential Cost


M-4 Chilled Water Pumps and Drives

10,000 220,000

It would be beneficial to consider the option of breaking ties with HSC as a chilled water supplier and install chillers to serve the arena. A return on investment study will need to be completed to make that determination. The fee for such a study is estimated at $25,000.

D. Steam Service

1. Overview: Steam service is provided to the arena by HSC. It enters at 130 PSI and is reduced to 40 PSI for distribution to coils and equipment throughout the arena for space heating and domestic hot water. Condensate is cooled and dumped to sewer. The main steam shut off valve at the entry point is leaking at the valve stem. There are insufficient gauges on the steam piping at the entry point to verify pressures. The

ventilation fan in the steam entry room was not operating and the room was very hot.

Recommendation: Repair or replace the leaking steam valve and have the others checked. These particular valves are on the 130 PSI lines. The leaking steam is 350F and invisible. It is a serious scalding threat to anyone who may come in contact with it. The staff was notified and was to contact HSC for service. Additional pressure gauges should be added to better monitor the steam.

Given the age of the steam system spools of pipe should be removed from the condensate return system to check for pipe corrosion. If replacement of the pipes is warranted consideration should be given to converting to distributed heating water.

As with the chilled water, it would be beneficial to consider the option of breaking ties with HSC as a steam supplier and install boilers to serve the arena. A return on investment study will need to be completed to make that determination. Boilers could be steam, and reuse the same piping system, or heating water to improve efficiency. The fee for such a study is estimated at $25,000.

E. Seating Bowl Cooling and Dehumidification System

1. Overview: There are 10 air handlers units (AHUs) serving the seating bowl. Two at 46,800 CFM and eight at 33,800 CFM for a total of 364,000 CFM supplied to the bowl. This is within the expected system size range. Most of the AHUs appear to be in good shape considering their age and are well maintained. The air handlers are equipped with steam and chilled water coils. Many of the chilled water coils have dead sections due to previous coil freeze ups rendering sections useless and allowing air to pass unconditioned. Outside air dampers are positioned closed on hot days to allow the bowl to be kept cold and dry enough for hockey.

It was reported that some of the chilled water isolation valves no longer provide tight shut-off making coil drain down and repair difficult. Also, several outside air dampers are inoperable due to broken actuators and must be positioned manually. The bowl is generally kept at 52 to 56F. We were unable to verify the temperatures and measure relative humidity during an event. It was reported that the upper seating areas get hot especially during crowded concert events. Warm or “soft” spots on the ice were also reported where air is directed toward the ice from the overhead duct system.

Seating Bowl Air Handler Ineffective Upper Seating Ducts

Bowl Diffusers Directed at Roof

2. Recommendation: Dehumidification can be improved in two ways. Desiccant wheel air treatment can be added to the existing air handlers. Desiccant wheels would greatly improve the dehumidification of the seating bowl while still allowing fresh air to be open. An alternate approach would require chilled water temperatures to be reduced to 38F allowing better sub-cooling and drying of the air. Even if neither approach is pursued, the chilled water coils need to be replaced to prevent untreated, humid air from entering the arena.

The air handler isolation valves must be replaced where they are unable to provide tight shut off. The inoperable dampers must be repaired and replaced where necessary. Converting controls from pneumatic to digital for the seating bowl air handlers is estimated to cost $50,000 per air handler.

The seating bowl air ducts direct air toward the ice in their current original configuration causing the soft spots on the ice. These diffusers must be redirected or blanked off.

There are numerous duct branches above the suite and press areas along the arena sidelines at the perimeter. These were once serving the upper seating areas. The air they supply is now blocked by the “new” structures and simply serves to cool unoccupied spaces high up in the roof structure. Reconfiguring

and extending these ducts to serve the upper seats as originally intended would alleviate the warm temperature problems.

F. Grease Exhaust Systems

1. Overview: There are only two grease exhaust systems in the facility. One serves the main kitchen and the other serves the Grille Stand concession on the main concourse. Each one appears to be in working order.

Grille Concession Grease Exhaust

2. Recommendation: Adding monitoring to the cooking hoods will allow the BMS to notify staff when hoods are left on after hours.

G. Air Handlers General Condition

1. Overview: Outside the bowl most of the building is served by constant volume and multi-zone air handlers with steam and chilled water coils. They are original equipment, some from 1975-78 and others added with the club and suite additions. Similar to the bowl, many AHUs are plagued with various operational issues including broken damper actuators, dead spots on cooling coils and broken or missing control valves.

1. Recommendations: Though maintenance has been good the 1975-78 equipment is at the end of its expected service life. The required investment to keep up with equipment failures will soon surpass the cost of replacement. The dampers, control valve and coil problems all need to be addressed immediately to improve operation and comfort levels. The cost

for control upgrades alone from pneumatic to digital is estimated at $40,000 per air hander. The air handlers themselves should be put on a replacement schedule.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years M-2 Air Handler Replacement 40,000 1,000,000 1,000,000 1,000,000

H. Perimeter Heat

1. Overview: The facility is provided with a perimeter heating system serving the office areas with fintube heat and the arena entries with overhead air curtain heaters. Both use distributed heating water made using a steam to hot water heat exchanger. Neither of these systems is functioning at this time. The cause of the problem is unknown.

2. Recommendation: This cause of the system failure should be investigated and repaired. It will provide for better comfort and zone control in the offices and draft control in the concourses especially during patron loading and exiting.

I. Ice Plant

1. Overview: The ice plant is composed of two Carrier brand R-22 refrigerant screw chillers in a lead/lag control arrangement. These machines were rebuilt within the last 5 years and appear to be in good working order. Controls for the chillers are pneumatic and were subject to frequent failures when the pneumatic air system failed. The maintenance department installed a small air compressor to serve these chillers independent of the main air system. Ice is kept at 12-14F for games and 14-16 non-game times. Ice is removed 3 times a year.

One of Two Ice Chillers

Recommendation: Given the recent investment in the chillers replacement is not recommended at this time. These machines will likely last another 5-10 years. Updating the controls to digital will make the system more reliable and eliminate the aging and outdated pneumatic system. A replacement of the chillers and associated pumps, valves and controls is estimated to cost between $800,000 and $1,000,000. Updating of only the controls is estimated at $100,000.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years M-3 Ice Chillers 5,000 5,000 10,000 1,000,000

J. Life Safety Systems

1. Overview: The facility is fully sprinklered with only the seating bowl ceiling excluded from coverage. The sprinklers and standpipes are served by two 10” water services at opposite ends of the building using 110 PSI street pressure. The building appears to have been originally designed with some smoke control systems for patron egress. There are smoke exhaust fans at the bowl roof and at the main concourse. The smoke control system operation and functionality is unclear to the operators. It is not known if any of the fans energize automatically.

One of Two Sprinkler Backflow Preventers North End Seating Bowl Smoke Exhaust

2. Recommendation: Have the smoke exhaust system evaluated and tested for components in place, capacities and control. Then have a formal Life Safety report prepared by a Life Safety Code consultant. The report should emphasize the original design intent and avoid straying from that unless necessary. There are obvious safety and liability concerns that this effort will address. Estimated fee for a system test and evaluation is $20,000.

Potential Cost


M-5 Smoke Evacuation System Study 20,000

K. Domestic Water

1. Overview: The arena is provided domestic water for cooking, showers, sinks and general use through two 4” water services at opposite ends of the building. Neither service is provided with a backflow prevention device. Hot water is produced by steam converters (heat exchangers). These are backed up by local electric water heaters at the locker rooms and main kitchen to allow steam to be shut off in summer.

Water Service Meter with No Backflow Preventer

2. Recommendation: Install backflow prevention devices at both water service entry points. These are required by code to guard against contamination of the city water system by the arena in the event of a loss of city pressure. Cost is estimated at $12,000 each location.

Potential Cost


M-6 Domestic Water Backflow Preventers 24,000

L. Sanitary Sewer Piping

1. Overview: Most of the sewer piping is original. There have been several pipe failures over the years resulting in sewage dumps in the loading dock area and other locations. The cause appears to be normal internal corrosion due to soda machine waste.

2. Recommendation: The cast iron drain lines throughout the facility should be visually checked. Drain lines at concession stands and kitchens should be replaced with new. Replacement with polypropylene pipe will resist corrosion.

Potential Cost


M-7 Sanitary Drain Piping at Concessions 10,000 10,000 10,000

M. Zamboni Water Treatment

1. Overview: A relatively new Reverse Osmosis (RO) water treatment system is in place to maintain clear ice for good visibility of hash marks. The system removes impurities, minerals and oxygen from the water that may make it cloudy once laid down and frozen. This is in keeping with current practice for new arenas.

Zamboni RO Water Treatment System

2. Recommendation: No action required.

II. SUMMARY OF ELECTRICAL FINDINGS

A. Executive Summary

The facility opened in January of 1975 and is now 37 years old. Based on our survey, existing reports and interviews with staff that although targeted replacements and upgrades have been recently implemented, a more comprehensive approach is needed as the electrical equipment is nearing the end of useful life. In addition, upgrades to the low voltage systems and cable plant is needed to provide the overall integration necessary to further develop energy efficiency and building communication systems.

B. Electrical Power Service

1. Overview: The electrical power service for the facility is provided from a utility vault (Photo 1) adjacent to the main switchgear room (Photo 2). The vault contains three 1000Kva oil filled transformers fed from a 23Kv network source configuration and tied to a common bus through secondary network protectors. Two 3000A take-offs from the bus feed two feeder busses which in turn feed two 3000A main switchboards that feed the building. The main switchboards were manufactured by Federal Pacific Equipment (FPE), a company which went out of business in the early 1980’s. It appears that all of the original power distribution equipment, transformers and panel boards were FPE. The main switchboards have been gutted and re-built with ABB circuit breakers and the buss-work was revised to accommodate the new circuit breakers within the original enclosure. Unfortunately there is no labeling on the switchboard to indicate that the work was UL inspected. This is important for determining the ability of the equipment to withstand a fault current in the event of a short circuit occurring to the existing feeders or in the downstream distribution. The Vault transformers can deliver at least 75,000 to 100,000Amps of fault current but the installed ABB main breakers are only rated for 65,000. Without labeling on the bussing in the switchboards, the ability of the gear to sustain a fault without a possibility of damage is in doubt.

2. Recommendation: The main switchboards will need to be replaced in the near future. If the fusible protection can be installed ahead of the under-rated main breakers then full replacement could be extended to 5 years but the current ratings on the equipment indicate that near term replacement is necessary. Anticipate $250,000 per switchboard which would include the incoming feeder bus and include replacing the 750Kva step-down transformers for a total $500,000.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-1 Replace Main Switchboards 500,000

Photo 1: Connecticut Light & Power Transformer Vault

Photo 2: Main Switchboard Room

C. Power Distribution

1. Overview: Branch feeder breakers on the two main switchboards distribute power throughout the facility by pipe and wire feeders and there are two larger (1600A) bus ducts routed to sub-switchboards in electrical closets on the main concourse. All of the original distribution equipment was FPE and has reached the end of useful life. Obtaining replacement breakers and other parts for proper continuing operation of the equipment is no longer feasible. Several newer transformers and panel boards of other manufacturers have been installed both as replacement to failing existing equipment and as expansion to the system as needed for additional distribution. Note that the largest single point motor load in the building appears to be the two ice chillers at 163Amps, 480V each. A complete analysis is necessary to the entire system to determine available fault currents, determine arc flash protection and review coordination so that short circuits or

ground faults are isolated and do not take out an entire main switchboard, particularly as the upgrade and replacement process occurs since that is when most problems are encountered. The capacity of the system appears to be adequate for the current requirements and level of amenities that are available in the building. Peak demand readings from Connecticut Light & Power for the last year indicate less than 2000Kva (or 2400Amps at 480Volts). Consequently, the loading on the two main switchboard sizes is at about 40% so there is spare capacity available on the two existing incoming 3000A services if future modifications to the arena result in additional power needs.

2. Recommendation: Two one-lines are available to help identify much of the original and some of the replacement and added equipment in the building, 1) the original drawings dated 1971 and 2) an updated version in 1998 by ABB which presumably was when the main switchboards were remodeled with the ABB breakers. In addition there is an extensive infrared scan report done in August 2011 that identifies the majority of the equipment in the building with pictures and may be a nearly complete inventory of all of the electrical equipment (panels, transformers, switchboards, motor control centers). Utilizing this information will be very helpful in laying out a replacement and upgrade scheme. Testing will be necessary to determine the condition of the existing cables which will have to be done during shutdowns. An engineering study and an outline for equipment replacement will probably run $150,000. The cost of replacing the equipment should probably be paced over several years – anticipate an annual budget of $300K to $500K per year for 5-7 years. This would include replacement of some of the feeders however that budget may have to increase more if testing indicates a high rate of failure.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-2 Power Engineering Study 150,000

E-3

Replace Power Distribution Equipment

1,200,000 1,200,000 1,100,000

Photo 3a, b: Federal Pacific (FPE) Motor Control Center and Panelboard

D. Emergency Power

1. Overview: The building has a 500Kw diesel generator that is installed on a mezzanine deck with a 1000Amp output circuit breaker. The unit is rated to deliver 752Amps at 480Y/277Volts. The unit feeds an ASCO 1200Amp automatic transfer switch. The transfer switch then feeds a fairly limited emergency distribution system of mostly lighting and some equipment in the security/Fire response office. A house load test was done in December of 2009 and showed readings of less than 20% of rated capacity. Although it is not feasible to get all of the equipment on and running simultaneously so the measured values in the test will be low, there does appear to be substantial spare capacity on the unit; probably at least 350Kw depending on the starting in-rush for the existing connected motor loads.

Photo 4a, b: Diesel Generator and Automatic Transfer Switch

2. Recommendation: Although the generator appears to be the original unit, test decals note dates back to 1982, it also appears to be in good shape.An authorized Caterpillar representative would be able to give an estimate on possible future useful life however there does not appear to be an immediate need for replacement. The distribution equipment, like the normal power equipment, should be replaced as soon as practical. Consider this replacement of the equipment as work included in the recommendations above. Given the excess capacity, the distribution of emergency power may be able to be extended to other equipment such as elevators or with additional transfer switches to owner preferred/optional stand-by loads.

E. Lighting Exterior

1. Overview: The exterior lighting on the Trumbull Street entrance to the mall space is shared with potential retail areas and appears to be of adequate levels for access and events. The lighting on the Church and Ann streets sides of the facility is extremely limited. The fixtures are primarily HID wall packs and some HID down lighting. There is no intentional façade illumination.

Photo 5: Building Exterior

2. Recommendation: When upgrades to the facility are planned in the near future an architect and lighting designer should be consulted to review and recommend enhancing and replacement of the existing fixtures and lighting schemes to assist in providing a more amenable approach to the North and West entrances to the facility. Increased and more uniform illumination levels will improve the appearance for security. Cost for lighting can vary widely; anticipate setting a budget not less than $150,000 for basic upgrades to each of the public entrances. Façade can be 2 times that or more.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-4 Exterior Lighting - Fixtures 50,000 150,000 100,000

F. Lighting Interior

1. Overview: In general the lighting levels and illumination consistency are adequate throughout the facility. Upgrades have occurred in several areas since the original schemes were primarily inefficient incandescent sources. Many of the original fixtures are still in place at the entrances to the seating bowl and in the assembly hall on the service level. Step lighting in the bowl has been upgraded to LED sources. The lighting sources in the concourses, service corridor and back of house areas are primarily fluorescent with some HID fixtures that have been added to main concourse. Lighting control is by manual toggle switches, either local to the space or grouped in a nearby electrical closet or back area personnel space. Some

dimming panels were provided in the club area but no centralized control system is currently installed in the facility.

Photo 6a, b: Lighting Control panel and Light Level Main Concourse

2. Recommendation: Continued upgrades and replacements of the incandescent lighting fixtures should be scheduled over the next several years. A centralized lighting control system should also be installed as the upgrades occur. Relay panels would be mounted adjacent to the lighting circuit breaker panels and then tied through a building wide communication pathway that would allow computerized access, scheduling and control of all interior and exterior lighting. Anticipate setting annual budgets to replace the older fixtures in selected areas, for example the assembly hall, in increments of $50,000. The basic relay panels and software for the lighting control system should be budgeted for at least $175K to $200K. Note that the utility, Connecticut Light & Power, offers rebates for upgrades to the lighting systems in existing buildings: there are specific dollar amounts for particular fixture replacements on a per fixture basis. This appears to be done on an annual basis depending on funding. The application for this year is due in December 2012 for installations done in 2012.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-5 Interior Lighting-Fixtures 50,000 200,000

E-6 Lighting Control 25,000 175,000

G. Lighting in the Bowl

1. Overview: The event lighting has been replaced in total and now includes multiple 1500W quartz fixtures for concert and house lighting and a Musco SportCluster-2 sports lighting system. There are also several HID spun aluminum fixtures for house lighting, cleaning and set-up. The lighting levels and

uniformity for the sports lights on the hockey ice surface appears professional quality.The fixtures did not have shutters but the quantity of quartz flood lights allows for multi-level control for events so are not necessary at this time.

2. Recommendation: No action required other than inclusion in a building wide lighting control system.

H. Life Safety Systems

1. Overview: The Fire Alarm system has been under replacement and upgrade for several months and was recently signed-off by the Fire Marshall. It includes speakers, strobes, voice evacuation panel and remote annunciator’s panels at some of the entrances. Currently there are several pull stations scattered around the facility however they will removed/blanked off so that only (3) are left which will be at the security station, guest services at the Trumbull street entrance and a selected back-of-house office. The main fire alarm panel is a Simplex 4100+ and is located in the security office. Although there are a couple of smoke exhaust fans in the seating bowl they do not appear to have a typical smoke control panel or interface and may be only manually operated. There is no control point in the security office for the elevators nor are they on emergency power. Egress lighting for the public spaces is on the generator and there are some fixtures on night lighting circuits.

Photo 7: Main Fire Alarm Panels at Security Desk

2. Recommendation: Since the codes have changed dramatically since the original construction, any substantial upgrade to the facility will probably trigger necessary modifications to the life safety systems to get to current codes. This will include considerable expansion to the fire alarm system for strobe coverage on the concourses, bathrooms and back-of-house spaces. Generally elevator control, generator and transfer switch control, shunt trip of show power, control of all of the

house and bowl sound systems and a compliant smoke control and exhaust system would need to be added to the facility. This level of upgrade in equipment for monitoring and controls cannot be accommodated in the current security center and additional space would have to be built.

I. Low Voltage Systems

1. Overview: The main telephone entrance is located on the same mezzanine deck with the diesel generator. The amount of incoming and distributed cable has increased dramatically since the original installation but the space has not and so the existing area needs to be expanded. The extent of low voltage systems within the facility is somewhat restricted at this point; - a few wireless terminals are distributed around the building but coverage is very limited – there is no re-transmit of cell phone coverage in the building – the broadcast cable distribution is roughly 36 triax cables that terminate in a rack in the ice chiller machine room – there are about 70 security cameras around in and outside of the building (roughly 60 operational) and are displayed on 5 TV screens in the security center with some DVR capability. Cable routing is mainly tie-wrapped groupings on hooks as seen in the service corridor. Cable type appeared to be Cat 3, no Cat 5 or 6 was observed.

Photo 8: Main Telephone Room Photo 9: Cable Distribution in Corridor

2. Recommendations: A Telecommunication consultant experienced in the design of systems for professional arenas should be brought on to design standardized MDF/IDF rooms with copper and fiber backbones, cable tray and more developed wire and cable raceway management and associated racks for a building wide system. Anticipate $200K for design services and $1.5M to $2M to get abackbone installed. Systems that could be supported would include telephone, security, point-of-sale, wireless LAN, ticketing, BMS, timeclock, lighting control, IPTV, etc.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-7 Telecommunication Design 100,000 100,000

Potential Cost


E-8 Telecommunication Equipment/Cables

500,000 500,000 500,000

J. Miscellaneous

1. Overview: Show power has been added adjacent to one side of the stage end of the arena. The power capacity is a 225Kva transformer and 800A distribution switchboard with branch breakers and open terminal lugs to connect to for drop cables. The equipment was installed in a very narrow closet and clearances in front of the transformer may be less than code allows. The convention center area and assembly hall have power drops from overhead. The convention area has bus duct with plug-in switches and cord connections with drop to panels for floor wiring and distribution. Originally there were floor boxes with plugs but were constantly damaged or filled with liquids so the current set-up with the bus duct was implemented and appears to work well.

Photo 10a, b: Convention Center Power Panel and Show power Connection Box

2. Recommendation: At this time the show power appears to meet the current needs however a shunt-trip override is recommended so that the Fire Department can drop audio power at the stage if necessary for announcements.Also, current events at similar venues have been requiring two to three time’s that capacity so additional space and power distribution should be considered in future upgrades for the stage area; estimate $75,000 for additional show power electrical equipment. The convention center power drops and panels should be included in the replacement schedule as noted above in the normal power comments.

Potential Cost

Line No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years E-9 Show Power

75,000

Hartford Arena Equipment Repair/Replacement Schedule

Potential Cost Line

No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years

M-1 Pneumatic Building Control System 20,000

500,000

500,000

20,000

M-2 Air Handler Replacement

40,000

1,000,000

1,000,000

1,000,000

M-3 Ice Chillers

5,000

5,000

10,000

1,000,000

M-4 Chilled Water Pumps and Drives

10,000

200,000

M-5 Smoke Evacuation System Study

20,000

M-6

Domestic Water Backflow Preventers

24,000

M-7

Sanitary Drain Piping at Concessions

10,000

10,000

10,000

E-1 Replace Main Switchboards 500,000

E-2 Power engineering study

150,000

E-3

Replace power distribution equipment

1,200,000

1,200,000

1,100,000

E-4 Exterior lighting - fixtures

50,000

150,000

100,000

E-5 Interior lighting-fixtures

50,000

200,000

E-6 Lighting control

25,000

175,000

E-7 Telecommunication Design

100,000

100,000

Hartford Arena Equipment Repair/Replacement Schedule

Potential Cost Line

No. Equipment Year 1 2-5 Years 6-10 Years 11-15 Years

E-8 Telecommunication Equipment/Cables

500,000

500,000

500,000

E-9 Show Power

75,000

Costs are rough order of magnitude (ROM) for maintenance and system replacement sequenced over time.

xl center facility review and assessment -...

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