Ballcorps releases fact sheet on proposed Toyota Field renovation

MADISON — In a push for significant upgrades, Ballcorps, the ownership group behind the Rocket City Trash Pandas, has released a FAQ sheet on the proposed renovations.

The city of Madison is considering three renovation options to Toyota Field to ensure compliance with new Major League Baseball facility standards and fulfill lease obligations with Ballcorps LLC.

On Wednesday, Garrett Fahrmann, executive vice president and general manager of the Trash Pandas, said the third option, referred to below as the “Three-Story Building with Rooftop Deck”, is an investment in the community.  

“If we invest in the stadium now, it benefits everyone,” Fahrmann said. “We’re not raising ticket prices — our goal is to keep this an affordable, family-friendly destination while maximizing its potential.”

Ballcorps maintains the $25 million build would not use taxpayer money from the city’s general fund.

“The current proposal calls for the city to issue a bond to cover the additional cost of floors 2 – 4 and parking improvements. There are currently lodging taxes allocated to the stadium. Those lodging taxes would be used to help pay for both the existing stadium bond and the new stadium bond. Lodging taxes are not currently sufficient to cover both bonds. BallCorps has offered to pay 100% of the shortfall. As a result, the city will not have to use any money from the General Fund to make the proposed stadium bond payments.”

The information sheet from Ballcorps also points to further opportunity and widespread support:

“In addition, Huntsville/Madison County Convention & Visitors Bureau Sports Development Manager Joel Lamp has indicated that with the addition of non-baseball events, like football and softball, the four-story building enhances the stadium’s offerings to major event operators who have looked at Toyota Field as a place to host events. The additional premium seating, along with meeting space, and new experiences, gives Madison a show piece that will bring more major events in the future.”

New MLB facility requirements mandated a number of upgrades, even to new ball parks, like Toyota Field. While an April 2025 deadline was set, a grace period has been extended to April 2026.  

Fahrmann said 119 of the 120 Minor League Baseball clubs have had to make upgrades to their facilities in order to meet the standards. Ballcorps saidmany have already completed the renovations, some spending upwards of $75 million, while others have constructed completely new ballparks.   

“Many completed their renovations well in advance of the April 2025 deadline. In the Southern League alone, Knoxville and Chattanooga are scheduled to open new ballparks in 2025 and early 2026 respectively. Additionally, Columbus, Ga., has a renovation in the works that is rumored to cost +/-$75 million. At least seven cities are spending $100 Million – $140 Million to construct a new stadium.”

Ballcorps also addressed the possible strain on city resources, writing that lodging taxes already allocated to the stadium would be used for both the existing stadium bond and the new stadium bond with any shortfalls covered by Ballcorps.  

“According to Madison’s Director of Finance Roger Bellomy, Toyota Field renovations would not take resources away or affect any other municipal projects. (Oct. 28, 2024, City Council Work Session).”

Read the full statement below:  

PROPOSED TOYOTA FIELD RENOVATION FAQs

What is the relationship between the City of Madison and Ballcorps, LLC?

The city owns Toyota Field, and Ballcorps LLC is its tenant. Per the lease agreement signed in 2018, the city is required to provide a professional baseball compliant facility. 

Why are renovations necessary?

There are two improvement projects needed at the stadium. One is dictated by Major League Baseball (MLB) and the other is dictated by the stadium lease with Ballcorps LLC.

• Stadium Improvements: In February 2021, Major League Baseball announced the modernization of the Minor League Baseball (MiLB) system through Professional Development Licenses (PDL). As part of this restructuring, new facility standards were introduced, which all 120 MiLB clubs are required to meet by the start of the 2025 season. 
• Parking Improvements: The stadium lease outlines parking obligations for the stadium. To comply with the lease, additional parking is needed at the stadium.

What has been done to study various MLB compliance options?

• The city and Ballcorps have been looking at renovation options since 2021. 

• To expedite compliance, Ballcorps performed a self-audit in the fall of 2021. 

• In February 2022, Ballcorps, at its own expense, hired MLB’s independent audit firm to perform an audit of the stadium regarding its compliance with MLB facility standards. Those results were shared with the Mayor’s office. 

• In June 2022, the city engaged an architect to explore various options for compliance. 

• In January 2023, BallCorps engaged another architect to explore more creative options to achieve compliance that could result in a mutually beneficial outcome for all parties, rather than simply an additional expense to the City. The architect performed a feasibility study and produced two sets of conceptual drawings, which were sent out to two independent general contractors for pricing estimates. 

• In May 2023, MLB performed their own official audit of the stadium. Those results were shared with the mayor’s office. 

• In September 2023, the city engaged the architect to produce additional sets of architectural drawings (Schematic Design and Design Development), followed by another independent pricing exercise run by the city.
• In October 2024, the architect was authorized to proceed with construction drawings for the three-story building with rooftop deck.

What are the different options for Compliance? 

OPTION 1: Grounds Crew Garage Conversion and Construction of a new 5,000 Square-Foot Grounds Crew Facility. After the city has spent approximately $1 million on Architectural Drawings for Options 2 & 3 (below), this option was introduced by the Mayor’s Office on Jan. 13, 2025. Without architectural drawings or bids, the cost was estimated at $4 million, by Madison’s Facilities Director (Jan. 27, 2025, City Council Meeting). Until architectural drawings are completed and formal pricing estimates are performed, the actual cost is unknown.

OPTION 2: One-Story Building. This one-story building in left field would be used as the visiting team clubhouse and would satisfy MLB requirements; however, it would not provide any additional revenue opportunities for the city or Ballcorps. This project has undergone two rounds of independent pricing estimates and is expected to cost approximately $7 million (Nov. 20, 2024, City Council Work Session).

OPTION 3: Three-Story Building with Rooftop Deck. This building in left field is proposed to include the following amenities above the visiting clubhouse proposed in Option 2: group and non-baseball event space, hospitality suites, food and beverage operations, and rooftop deck. Originally part of the initial stadium design, this plan provides the only option with an opportunity to generate additional revenue for the city and offers additional public facing amenities. This project has also undergone two rounds of independent pricing estimates. The most recent independent cost estimates ranged between $22 million and $30 million. (Nov. 20, 2024, City Council Work Session).

What are the options to comply with the parking requirements of the lease?

• Secure additional land beyond the right field wall, adjacent to the main entry to the stadium and ticket office.
  • If the three-story building with rooftop deck does not move forward, this is the logical location for additional parking.
  • This is the location of the parking lot outlined in the stadium lease.
• Secure additional land beyond the left field wall, adjacent to the proposed new building.
  • If the three-story building with rooftop deck is selected, this location will provide parking for the new building.
  • If the three-story building with rooftop deck is selected, Ballcorps has offered to amend the lease to substitute the right field parking for the left field parking.
  • If either of the one-story options are selected, parking on the opposite side of the stadium from the main entrance and ticket office is sub-optimal and inconvenient for fans.

What is the anticipated cost of the additional parking?

Land acquisition and improvement cost estimates have ranged between $5.5 million and $6.5 million.

Who is responsible for paying for these improvements?

As the owner of the stadium and per current stadium lease terms, the city of Madison is responsible for the cost of both the stadium improvements and parking improvements. If City Council were to vote in favor of the three-story building with rooftop deck, Ballcorps has offered to amend its lease with the city to help pay for the stadium and parking improvements. Under this scenario, Ballcorps has also offered to provide a financial backstop to prevent the city from having to use any money from the General Fund to make the stadium bond payments. 

How would the Three-Story Building with Rooftop Deck and parking be paid for?

The current proposal calls for the city to issue a bond to cover the additional cost of floors 2–4 and parking improvements. There are currently lodging taxes allocated to the stadium. Those lodging taxes would be used to help pay for both the existing stadium bond and the new stadium bond. Lodging taxes are not currently sufficient to cover both bonds. Ballcorps has offered to pay 100% of the shortfall. As a result, the city will not have to use any money from the General Fund to make the proposed stadium bond payments.

How would the Grounds Crew Garage Conversion & Construction of a New Grounds Crew Facility or the One-Story Building be paid for?

Mayor Finley has indicated that these would likely be paid for in cash out of the city’s General Fund. This option, when combined with the parking improvement, is expected to require $3 million to $7 million more from the General Fund in 2025, than the three-story building with rooftop deck.

Will my taxes increase to pay for the stadium and parking improvements?

No, the current proposal does not contemplate any changes to taxes.

Why should the City consider the Three-Story Building with Rooftop Deck?

Both the Grounds Crew Garage Conversion & Construction of a New Grounds Crew Facility (Option 1) and the One-Story Building in Left Field (Option 2) are sunk costs to the city, currently estimated at $10 million to $14 million, when combined with the parking improvements. While they achieve MLB compliance, the three-story building with rooftop deck is the only way for the city to not only recover this expenditure, but also achieve a return on its investment. It is also the only option that provides financial assistance from BallCorps and a financial backstop to cover any cost overruns.  

When asked by City Council which option makes the most sense, Director of Finance Roger Bellomy responded, “I think in the long run, we’d be better off doing the whole thing (four-story project) … In the (one-story project) we’re pouring money into a hole that you’re not going to generate anything from. If you build up, you’re going to bring in more revenue.” (Oct. 28, 2024 City Council Work Session) 

How can the City earn a return on its investment in the Three-Story Building with Rooftop Deck?

The Four-Story Building will enable Madison to attract additional events to the stadium, some of which are significant revenue generators for the City, not just inside the stadium, but throughout Madison. Some of the anticipated events are multi-day events that are projected to generate hundreds, and in some cases, thousands of additional hotel nights per event. In addition to needing hotels, the players, coaches, officials, cheerleaders, bands, performers, media, and fans all need places to eat while they are here. Some will also shop and put gas in their cars while they are here. All these activities generate additional tax revenue for Madison. This tax revenue, coupled with the additional tax revenue generated at the stadium, is projected to far exceed the cost of the Three-Story Building with Rooftop Deck. Without the Three-Story Building, many of these events cannot happen and these tax dollars will never be realized by the City of Madison.  

Has anyone outside of BallCorps and the City evaluated the Four-Story Building?

Yes, at the request of the Mayor and City Council, the city’s independent financial advisor has analyzed the four-story building on multiple occasions. His firm has drawn the same conclusions every time. Most recently, on Nov. 20, 2024, he issued a memo to the city reiterating the following:

• The Four-Story Project will result in additional revenues to the city in sufficient amounts that it should “pay for itself” over time.
• The Ballcorps estimates are reasonable and conservative.
• The direct and indirect marginal revenues from the four-story project, from a long-term perspective, will provide an acceptable margin of safety to the city.
• The addition of a financial backstop by Ballcorps mitigates the very small risk of revenue underperformance and reduces an already small risk to the city.
• We still firmly believe the Project, and the general obligation financing thereof, should have no impact on the city’s finances and debt ratings.

In addition, Huntsville/Madison County Convention & Visitors Bureau Sports Development Manager Joel Lamp has indicated that with the addition of non-baseball events, like football and softball, the four-story building enhances the stadium’s offerings to major event operators who have looked at Toyota Field as a place to host events. The additional premium seating, along with meeting space, and new experiences, gives Madison a show piece that will bring more major events in the future.

What is the status of the parking improvements?

• The City has purchased land beyond the left field fence.

What is the status of the stadium improvements?

• Construction drawings are more than 50% complete for the three-story building with rooftop deck.
• No bids were received to perform the demolition and site work, as the timeline and scheduling conflicts presented in the bid package were unnecessarily too restrictive.
• Ballcorps has repeatedly offered maximum flexibility to permit work at the stadium at any time.
• City Council and the Mayor’s Office are evaluating whether to put the package back out to bid with more realistic requirements, negotiate directly with one or more general contractors, or other options available per Alabama state law.
• City Council and the Mayor’s Office have also not ruled out the possibility of pivoting to one of the one-story options.

How much time and money has been spent to date?

• Ballcorps has spent hundreds of hours more than $250,000 on architectural, legal, and other related expenses.
• The city has spent hundreds of hours and approximately $1 million, possibly more, on architectural work, legal fees, and other related expenses.
  • These expenditures are investments in the Three-Story Building with Rooftop Deck. If the Grounds Crew Conversion and Construction of a New Grounds Crew Facility is selected, all money spent to date will have been wasted. This work has no application or value to the Option 1 Project.

What are the repercussions if these renovations are not approved or completed?

Major League Baseball has not yet revealed the consequences for non-compliance. Fines, suspensions, and realignments are all on the table. The most extreme remedy available to MLB for the city’s refusal or inability to comply with facility standards would be for MLB to relocate the team.  

Have the new facility standards affected other teams?

Yes, 119 of the 120 Minor League Baseball clubs have had to make upgrades to their facilities in order to meet the standards. Many completed their renovations well in advance of the April 2025 deadline. In the Southern League alone, Knoxville and Chattanooga are scheduled to open new ballparks in 2025 and early 2026, respectively. Additionally, Columbus, Ga., has a renovation in the works that is rumored to cost +/-$75 million. At least seven cities are spending $100 million to $140 million to construct a new stadium.

Would this project affect any other City of Madison projects or plans?

No. According to Madison’s Director of Finance Roger Bellomy, Toyota Field renovations would not take resources away or affect any other municipal projects. (Oct. 28, 2024, City Council Work Session)  

Why were these accommodations not put in when the stadium was first built?

Toyota Field was compliant with previous requirements when ground broke on the ballpark in 2018. The PDL requirements mandated during the Major League Baseball restructuring in 2020 are the impetus for this current renovation need.

How would these renovations affect Trash Pandas games in 2025?

If approved, construction would begin as soon as possible and take place during the 2025 season. Precautionary safety measures will be in place to ensure that fans, employees, and players are not affected by the worksite. Some amenities would relocate to other areas of the stadium.

Would these renovations affect ticket prices?

No. Even with nationwide inflation issues, the team’s ticket prices have been the same since the first season in 2021 – $8 for general admission and $16 for field level seats. Ballcorps is committed to keeping Toyota Field an affordable entertainment experience in North Alabama.

Is the team going to move?

Ballcorps LLC and the Rocket City Trash Pandas enjoy a tremendous relationship with the Tennessee Valley, and we are filled with gratitude for a community that has welcomed the team with open arms. Additionally, the always growing Community Relations Department & Rocket City Trash Pandas Foundation fulfills thousands of local donation requests per year and has helped raise over $1 million in cash and in-kind funds for local non-profits to achieve the team’s principal goal of standing as a beacon of charitable work in the community. Ballcorps LLC employs 43 full-time staff members and over 200 seasonal employees. We are firmly committed to continuing to stand as a community centerpiece, delivering first-class fun and affordable family entertainment. The team has ZERO intentions of moving out of North Alabama.