RJR Stadium- Board of Education Workshop November 20, 2012 RJR - - PowerPoint PPT Presentation

RJR Stadium- Board of Education Workshop

November 20, 2012

RJR Stadium Proposal

n Role of the Staff of the WSFCS

q Remain neutral and protect the interest of the

district.

q Listen to all participant’s sides. q Advise Home Field Advantage on details as

though WSFCS were developing the site.

Along the way…..

n This project has received a lot of media attention n There has been a joint community meeting n There have been joint meetings involving Home

Field Advantage, Save Hanes Park, Planning Staff, City Parks-Rec, and RJR Staff (Multiple)

n There have been other meetings with:

q RJR School Staff q Save Hanes Park q Operations Staff, B/G Chairman and Superintendent q City County Planning q Winston-Salem City Staff

So what came out of those meetings?

n There are compelling and non-compelling reasons for

each option.

n All participants are passionate and truly care. n All participants compromised and reduced the size of

their project. There are four variations of this project.

n Save Hanes Park is not against RJR having their own

stadium; it is the location & sight lines.

n There is a practice field shortage at RJR n Home Field Advantage is working toward legal

parameters necessary: e.g. (501- 3c status, and other details)

Home Field Advantage: Costs They Are Responsible For….

n New stadium, structures and associated site work to make

a complete working stadium.

n New Gyms or demolition as required by each option. n Bryson Gym improvements enabling women's PE &

sports programs to meet regulations, including shared unisex training room as required for Plans A, B and C.

(this is not a complete renovation of Bryson Gym)

n Design, permit expenses, inspections & misc. expenses to

complete the option that might be selected.

School District Investment

n Locate a new central yellow bus staging lot or cover

increased deadheading of yellow buses (may minimize that by only relocating buses on Friday game nights) (Options A, B, C & D)

n Construction program oversight & management to insure

the project meets district guidelines

Staff considerations for all options :

n Student and public safety. n Proximity to the school. n Proximity and impact to neighbors. n Daily practice facilities. n Upcoming UDO Text amendment n Parking 750 spaces available with 3 schools. n Seating capacity or 1 space per 4 stadium seats. n Positive and negative impacts to adjacent Hanes Park n Flexibility for future school improvement. n Long term maintenance cost & improvement costs. n Conformance to high school sports guidelines.

Common Facts – all RJR Site Stadium Options

n Improved Wiley Parent pickup - drop-off will be

“off-street” in 3 of 4 stadium options.

n Wiley site will become smaller for outdoor PE

(11.9 acres including RJR girls and boys gyms).

n Wiley will have limited growth potential.

The students will have to be housed within the existing buildings in 3 of 4 stadium options. (no mobiles or pods)

n Turf field will require a replacement fund at the end

• f its 12-15 year life.

n Proposed text amendment may require two public

hearings for stadium parking & traffic.

Common Facts – all RJR Site Stadium Options

n High school students have more school ownership with

an on campus playing field.

n Increased traffic & parking around the schools. n Safer for student drivers (less time behind the wheel &

more shared rides for practice & games)

n Large varsity football games and football playoffs will

have to be scheduled at a larger stadium.

(examples Bowman Gray or Deaton Thompson)

n Deaton-Thompson could have open dates for other

events or Parkland could have sole use.

n Deaton-Thompson could be smaller with future repairs.

Areas Considered For New Stadium

8 Nearby sites reviewed 4 on the RJR Campus Deaton- Thompson

RJR Sch & Auditorium Site D on Hill Children's Home Five Points Park Paisley Sch Brunson Sch Sites A, B, & C In the Park Warehouses Chatham Mill Cook Sch

13 Site Overview 3 - Nearby Sites Not School Owned

Stadium - if not a part of a school Property

n All 3 have safety concerns;

parking will be located across major streets.

n Stadium cannot be considered an accessory use to a school. n Other city-county regulations will apply and

it will be difficult to use existing nearby school parking. Sites considered

n 5 Points - park site is a tight fit – restrooms & concessions

• n site, maybe?

n Northwest Blvd. – costly business relocations & demolition,

would not fit with restrooms & concessions, in the flood plain.

n Chatham- just sold, historical site, UG contaminates, would not fit.

13 Site Overview 4 - Possible School Sites Nearby

Stadium is an accessory use to school

n Brunson –Will not fit. Would have to demolish school now, with Creek

in the center & is in the flood plain.

n Cook - Will not fit. Would have to demolish school now. There is no

adjacent school property so parking is not sufficient. Students would all drive to this remote site.

n Paisley - Will fit. There is no adjacent school property so parking is

not sufficient. Students would all drive to this remote site.

n Children’s Home – Privately owned. Could be made adjacent

property, but on site parking is not sufficient . Long walking distance to all other school parking.

13 Site Overview 1 - Hanes Park site at Existing Track

n

City Park property with heavy public use.

n Possibly install a new 8 lane track with a stadium around it.

With joint citizen, city, park, and school process

Relocate tennis courts and Joe White building. Parking would remain the same. Public use agreements for daylight hours would have to be worked out.

Problems with site -

n

Natural grass field could be placed to handle heavy school use, that could hold up in floods; but with heavy public park use, evenings & weekends, grass would not hold up.

n

Flood cost for tennis courts - The city has records of 4 times in 10 years with cost to repair courts approaching $100,000 each flood event.

n

Flood cost for artificial turf - The same flooding issue as tennis. Installers estimated each flood would cost $1 to $2 per sq. ft. or $50,000 to $100,000 per flood event, creating a long term expense approaching $400,000 every 10 years in addition to regular life cycle repairs or replacements.

Stadium Narrowed Down to 5 Locations

n A. Original Presentation: Tear Down Wiley and RJR

Girls Gym, Replace with New Wiley Shared Gym.

n B. Remove RJR Girls Gym, Save Wiley Gym n C. Remove and Rebuild Wiley Gym, Save RJR

Girls Gym

n D. Construct Stadium on Hill Beside RJR Auditorium

n Deaton-Thompson Stadium - Continue using it.

Compare two sites

• n campus

Proximity to neighbors homes

n Auditorium Site D

27 Homes @ 750 ft 100 Homes @ 1/4 mile

n Wiley Site A, B, C

10 Homes @ 750 ft 105 Homes @ 1/4 mile

Brunson Cook Elem

Four Options Located on Reynolds High School Campus

• A. Original Plan, New Shared Gym
• B. Save Wiley Gym, Demo RJR Girls Gym
• C. Save RJR Girls Gym, Demo and Rebuild Wiley Gym
• D. Stadium on Hill Beside RJR Auditorium

Bryson Gym Bryson Gym Girls Gym

New Existing Bryson

View From Hanes Park for Options A, B & C Between Wiley and Bryson Gym

• A. Original Plan, New Shared Gym
• B. Save Wiley Gym, Demo RJR Girls Gym
• C. Save RJR Girls Gym, Demo and Rebuild Wiley Gym

Will see more visitor stands Existing Wiley Small Restroom Concession

Field Cross Sections for Options A, B and C

• A. Original Plan, New Shared Gym
• B. Save Wiley Gym, Demo RJR Girls Gym
• C. Save RJR Girls Gym, Demo and Rebuild Wiley Gym

Top of tennis fence Field elevation same in all Northwest Blvd

View From Northwest Blvd Toward Wiley for Options A, B and C

• A. Original Plan, New Shared Gym
• B. Save Wiley Gym, Demo RJR Girls Gym
• C. Save RJR Girls Gym, Demo and Rebuild Wiley Gym

Existing Wiley Behind new gym

View From Bryson Gym Toward Wiley for Options A, B and C

• A. Original Plan, New Shared Gym
• B. Save Wiley Gym, Demo RJR Girls Gym
• C. Save RJR Girls Gym, Demo and Rebuild Wiley Gym

Pros & Cons for RJR sites

• A. Original Plan

Build New Shared Gym, Demo Wiley and RJR Girls Gym,

New Existing Bryson

• A. Original Plan

Demo Wiley and RJR Girls Gym, Build New Shared Gym Pros

n Eliminates two older facilities. Wiley Gym and RJR Girls Gym. n Provides better locker rooms, rest-room facilities and concessions

than other site options.

Cons

n Wiley will have limited growth potential. The students will have to be

housed within the existing buildings (no mobiles or pods)

n Largest Impact to Hanes Park of the 4 on site options. n Highest cost of all the site options considered. n Disrupts both high school and middle school sites. n Travel distance to RJR Girls gym increased.

• B. Save Wiley Gym, Demo RJR Girls Gym

Small Restroom Concession

New Existing Bryson

B- Bryson Gym Retrofit

Bring these two public restrooms to be ADA accessible Open the end

• f the hall to

the outside for game event ADA access Field retaining walls very close to Bryson Gym Goal post .

• B. Save Wiley Gym, Demo RJR Girls Gym

Wiley Pros:

n

Leaves the Wiley gym in place.

n

Minimal disturbance to middle school.

n

Helps maintain Wiley’s presence on the hill

n

Improved Wiley Parent “off-street” pickup - drop-off.

n

Leaves the Wiley bus lot generally in same area

n

Does not require the construction of the very large combination Middle/High gym.

• B. Save Wiley Gym, Demo RJR Girls Gym

RJR Pros:

n

Shares Bryson Gym for more sports uses

§

Fewer restrooms to maintain.

§

Public restrooms improved & shared for basketball, football, & other sports.

§

All sports share same locker rooms.

§

Provides equal women’s sports facilities

§

Provides equal women's sports office

§

Provides better training room for men's & women's sports.

n

Provides space on site for 2nd High school gym- multipurpose room in the future closer to sports lockers

• B. Save Wiley Gym, Demo RJR Girls Gym

Cons:

n

Wiley does not get a new gym-locker facility.

n

RJR looses a gym. (Future multi-purpose building possible.)

n

Stadium very close to Wiley gym and Bryson gym.

n

Retaining walls at 2 existing gyms.

n

Could have a “closed in feeling” between the tennis courts and visitor’s side stands.

n

Must add a restroom building within 200 ft of visitor stands.

• C. Demo and Rebuild Wiley Gym, Save RJR Girls Gym

New Existing Bryson

• C. Save RJR Girls Gym, Demo and Rebuild

Wiley Gym

Pros:

n Leaves the RJR girl’s gym in place n New gym for Wiley with restrooms for new stadium. n Does not require the construction of the very large

combination Middle/High gym.

n Moves Stadium toward Wiley. Not on top of Bryson Gym. n Reduces the closed in feeling between the tennis courts

and visitor’s side.

• C. Save RJR Girls Gym, Demo and Rebuild

Wiley Gym

Cons:

n Reduces the green space in front of Wiley n Puts Wiley gym right on NW Blvd. and above street level

+/- 20 ft.

n Moves stadium further from Bryson Gym & being able to

share Bryson’s rest rooms.

n Wiley will have limited growth potential. The students

will have to be housed within the existing buildings (no mobiles or pods)

n Need visitor’s restroom within 200 ft of stands exit. n Retaining walls at New Wiley Gym and RJR Girls Gym.

• D. Stadium on Hill Beside RJR Auditorium

Site Plan

Restroom Concession Public & Players

New Existing Bryson

• D. Stadium on Hill Beside RJR Auditorium

Pros:

n Stadium is on main campus adjacent to the school. n No impact to Hanes Park. n No impact to middle school program. n RJR keeps both gyms without requiring renovations. n Additional exit access provided on Reynolda Rd. Does

require crossing creek at flood plain.

n No renovation to bus lots.

• D. Stadium on Hill Beside RJR Auditorium

Cons:

n Stadium removes some on campus parking. Add

replacement parking on the hill below and in front of the auditorium.

n Limits future RJR parking improvements - needed now. n Stadium is located farther away from Brunson parking. n Very tough grading on steep hills. Sub-surface Rock? n 400 ft or more of 25-30 ft tall retaining walls n Can not share with existing sports facilities, so must build

concession stands and rest rooms.

n Players need changing and restrooms separate of public n More residential homes are within 750 feet of stadium. n Requires the crossing of a creek and flood plain.

Parking & Pedestrian Access

Available Event Parking For On Site Stadium Options (seen this before)

Paved only Restriped Existing

n RJR H.S.

449 419

n Wiley M.S.

84 71

n Wiley/RJR w/cars 102 Bus 60

Subtotal for 2,200 seat 550

n Brunson E.S.

118 82 Total for 3000 seat 753 610

q Northwest Blvd 130

130

q Green Grass

200 200

Safe Pedestrian Access School Parking Lots to RJR Stadium

n We must keep pedestrian street crossing to a

minimum.

Use the existing tunnel under Northwest Blvd

To guide stadium attendees to the tunnel, possibly install a decorative fence along Northwest

n Develop a 10 ft path-greenway under Glade

Street Bridge from Wiley to Brunson Install pedestrian lighting to create a safe after dark path.

n Could double as a daytime public greenway

Could be expanded to a mile loop with no street crossings.

Possible Park Trail & connection to Brunson & Stadium

1 mile Greenway loop in the park 1.4 mile sidewalk around RJR

Trail under bridge Tunnel under Northwest Blvd Brunson Parking Lot Trail over stone bridge thru park New Stadium

YMCA

Walking Trail at Hanes Park

Walking trail at Glade St. Bridge, Access from Brunson to Hanes Park Stone Bridge in Hanes Park

We Have Talked RJR Campus, Let’s Talk Deaton-Thompson Stadium

Deaton Thompson today 5,400 seats and 516 parking spaces

Existing Griffith Elem Park & Building Planned Demolition of old H. S.

Deaton Thompson Long Range Option ? 5,400 seats and 619 parking spaces & track?

Demo Old Griffith Elem New playground In Future Bonds Future New Griffith Elem Planned Demolition of old H.S. and new parking with Bond Savings Move Eastern Stands with Bond Stadium Repairs To Allow a Regional Track Existing stands

Deaton-Thompson Stadium

Pros:

n No Disruptions in School Programs. n Practice Fields may be built on area

between Wiley and Bryson Gym. Not as much travel to practice.

n Lower Cost. n Less impact to Hanes Park. n Less impact to neighbors.

Deaton-Thompson Stadium

Cons:

n Reynolds & Parkland have to travel to

games.

n Stadium shared between two schools. n Will not have boosters to help funding. n Has less available parking than the RJR,

Wiley, Brunson combination.

Now Let’s go over: Practice Field & Game Use Refer to the School Presentation

10 Field Sports Need Practice Areas

No practice facilities exist on campus for:

q Field Hockey

JV & Varsity

q Girls Soccer

JV & Varsity

q Boys Soccer

JV & Varsity

q Girls Lacrosse

JV & Varsity

q Boys Lacrosse

JV & Varsity

Marching Band uses the student parking lot.

Over 13,000 miles are driven to satellite practice areas. n Many by inexperience drivers

n Many by parent volunteers

Potential Safety Concerns?

n And note; without rides, some students do

not participate.

Addressing Daily Practice for Students

n RJR needs 2 more practice areas to handle

all the sports held daily.

n The stadium field with careful scheduling

can accommodate 2-3 practices a week. (Games in the stadium could occur 2-3 afternoons a week)

n Football practice is on the baseball outfield. n So we still need more practice areas.

East & Mt. Tabor also use some offsite practice

• facilities. (not to the extent of RJR )

Possible Practice Fields @ RJR, Wiley, Brunson & Hanes Park Site

Reynolda Rd Tennis Center Northwest Blvd Hawthorne Rd

Possible Practice Fields @ Reynolda, Hanes Park & Brunson

Trail under bridge

Practice field 140 ft wide Regulation field 160 ft wide Practice field if if Tennis Center moves Due to creek in center Practice field only 125 ft wide Regulation field 160 ft wide

We Should Consider History

W-S Journal Headlines 1919

1919 Conceptual Layout of Hanes Park

1919 Proposed creek relocation 1919 Boulevard not there Glade St Hawthorne Railroad Approximate property lines Existing Creek

Historical Pictures Of Hanes Park and R. J. Reynolds High School

Bryson Gym

Bryson Gym and Auditorium

Historical Pictures Of Wiley

Historical Pictures of Hanes Park

Corner of Reynolda and Northwest Blvd. Still in the flood plain

Stadium Cost Projections Level of Magnitude cost estimates

n $ 9 M

A - Original - Demo Wiley & Girls Rebuild New Combined Gym

n $ 6 M

B - Save Wiley gym, demo Girls, later build Girls/multi- purpose room onto Bryson, now upgrade Bryson public restrooms to ADA

n $ 7 M

C - Save Girls, rebuild new Wiley closer to street & closer to tennis courts

n $ 7 - 8 M D – Build near Auditorium, farther from Park

Big retaining walls, possible rock

n $ 6 M

Deaton Thompson - future upgrade option demo & replace stands, add 8 lane track

Other Comments

n All stadium options address Sports Events &

Special Events ( Band, etc. )

n The need for more practice area is not addressed

in the stadium options. (The stadium field can accommodate some

practices with careful scheduling)

n None of the options prevent the School District

and City from working together to develop nearby School Practice / Public Use Fields & Trails.

Narrowing the Choices …

n The two most expensive options should be ruled out

q A – Building a shared gym : Good for the school,

but difficult to raise funds.

q D – Build on the Hill: Too expensive with a lot of

risk with rock & extensive walls.

n That leaves options B and C, But we need

practice areas too.

n Maybe a B-1 variation (for about the same money) :

build less seats and include a practice area

RJR Stadium Decisions are Difficult !

n Countless hours have been spent n Options to be considered:

q B

Keep Wiley Gym, Demo Girls Gym

q B-1

Fewer seats, include practice area

q C

Keep Girls Gym with New Wiley Gym

q Or continue as we are

n All have pros and cons

So the decision revolves around what is best for our Students and our Community?